STAPLEHURST NEIGHBOURHOOD PLAN
FINAL PLAN 2016 — 2031 MADE 7TH DECEMBER 2016 UPDATED PLAN MADE 6TH AUGUST 2020
Staplehurst Parish Council STAPLEHURST NEIGHBOURHOOD PLAN FINAL PLAN Made 7th December 2016 Updated June 2020 and Made 6th August 2020
This plan has been prepared by: Staplehurst Parish Council, The Parish Office, Village Centre, High Street, Staplehurst, Kent, TN12 0BJ.
Digital copies of this document can be downloaded from: www.staplehurst-pc.uk www.maidstone.gov.uk
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Staplehurst Parish Council / June 2020 / Final Plan
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BUILDING A STAPLEHURST FIT FOR THE FUTURE PLAN PERIOD 2016 — 2031
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Feria Urbanism is a planning and design studio that specialises in neighbourhood strategies, public participation and community engagement. Established in 2007, we have been involved in a diverse range of projects across the UK and have developed key skills in organising community engagement events to inform excellent planning and design.
Contact for further information
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All maps within this document are reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Stationary Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution and civil proceedings. The Maidstone Borough Council Licence No. 100019636, 2011.
Drawings and plans shown are preliminary design studies only and are subject to information available at the time. They are not subject to measured survey, legal, structural, soil investigation, utilities survey, daylight/sunlight, topographical, mechanical and electrical, highways and access rights surveys, or planning permissions. / June 2020 / Final Plan
NEIGHBOURHOOD PLAN FINAL PLAN
page 08 Planning For The Future
page 10 Meeting The Conditions
page 16 Strategic Planning
page 22 Village Character
page 24 / 5 CONTENTS Planning Policies + Objectives • Parish-Wide Policies 24 • Community Policies 28 • Access + Movement Objectives 33 • Village Heart Policies 38 • Gateways Policies 42 • Edges Policy 46 • Housing Policies 49
page 63 Next Steps
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MAINTAINING + ENHANCING THE VILLAGE CHARACTER / June 2020 / Final Plan
1.1 THIS NEIGHBOURHOOD PLAN HAS BEEN PREPARED BY STAPLEHURST PARISH COUNCIL ON BEHALF OF THOSE THAT LIVE AND WORK WITHIN THE PARISH OF STAPLEHURST.
1.2 THE PLAN SETS OUT A VISION FOR THE PARISH THROUGH UNTIL 2031 AND IS SUPPORTED BY A SET OF PLANNING POLICIES AND A SERIES OF SPECIFIC PROJECTS. IN ACCORDANCE WITH THE NEIGHBOURHOOD PLANNING REGULATIONS, THIS PLAN HAS BEEN PREPARED THROUGH EXTENSIVE COMMUNITY CONSULTATION.
1.3 The community engagement process has informed the plan’s primary aims and ambitions. The plan must therefore:
• Coordinate all new development proposals • As far as is possible, provide certainty regarding the future of the parish • Describe the necessary additional community infrastructure required to support a growing village / 7 • Strengthen and enhance the historic village heart • Improve choice over access and movement • Introduce high quality architecture • Ensure the feel of a village community is retained • Support more retail opportunities • Support continued investment in education • Make walking and cycling easier and safer • Create a happy and fulfilling place.
1.4 This neighbourhood plan comprises specific planning policies and objectives, all grouped under six policy themes. These are all supported by a strategic village framework, indicating how new development needs to integrate with the existing Neighbourhood Plan Boundary This boundary is contiguous with the parish boundary and therefore village. This plan has been informed by a series of distinct public engagement the plan policies apply to the whole parish. The neighbourhood plan boundary was formally approved by Maidstone Borough Council 14th January 2013. events, each using a wide range of different public consultation techniques.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
ALL PLACES ARE EITHER GROWING OR DECLINING. NOTHING STAYS THE SAME.
2.3 There has been a settlement near All Saints church, Staplehurst since about 1000 AD and the village lies on the Roman Road from Maidstone to Hastings, now the A229. The road between Marden and Headcorn crosses the A229 in the centre to create a crossroads, known as Cuckold’s Corner. Residents work together to decide how best to describe their community and their place. 2.4 Most development was confined to areas along this road until a number of residential areas were built, mainly in the 1960s and 1970s and to the east and west of the main A229 road. The parish covers an extensive area of countryside, mostly devoted to farming and industries related to agriculture, and there is a significant rural population in the parish, including traveller communities. PLANNING FOR 2.5 Although the railway station is next to the A229, it is some distance from the church so that the built up area of the village now extends nearly two kilometres from the station in the north to just south of Pinnock Lane. / 8 THE FUTURE The station serves a wider catchment than just the parish and much of the 2.1 Staplehurst Parish Council recognises the vehicle traffic heading to the station brings people that live outside the parish. need to plan for the future. There is much value in Although many people travel out of the parish to work (and a smaller number preparing plans and policies that anticipate changes commute in), the community has large areas of dedicated employment land in to village life to help ensure an appropriate and the north west of the village adjacent to the station and sustains a large number coordinated response. Change is inevitable but how of voluntary organisations providing a diverse range of activities and services. the village responds to this change is what matters. In addition to children growing up in the village, there are also a significant 2.2 This neighbourhood plan represents the numberCuckolds of retired Corner people, (towards many Marden) living in retirement and care homes. first opportunity in the history of Staplehurst for the community to create a legally binding, statutory plan that explains how new developments must integrate with the existing village; sets out the expected quality of design for new development and also links housing growth to investment in new village infrastructure, including improved community facilities.
These images of Station Road (left) and Cuckold’s Corner (right) reveal the significant changes that the village has undergone in the last century.
/ Neighbourhood Plan / Staplehurst Parish Council 4 / June 2020 / Final Plan
COMMUNITY CONCERNS 2.8 Further analysis found that the need for affordable housing was fairly evenly spread between single people, couples and families. 2.6 The community engagement event in September 2013 revealed that a primary concern of the community was regarding the impact of housing growth on the 2.9 Given this background research, the neighbourhood plan seeks to directly character of the village. This reflected the findings of the Staplehurst Housing address the deficiencies in infrastructure (especially foul and surface water Survey 2010 (report by Tessa O’Sullivan, Rural Housing Enabler with support from drainage, community facilities, retail, access and movement) and the need for some Staplehurst Parish Council, Staplehurst Rural Settlement Group and Maidstone affordable housing to meet specific needs. Borough Council) that highlighted a widespread concern about new developments within the parish. Key findings included: NEIGHBOURHOOD PLAN VISION
• 454 (64%) respondents indicated that they could not support more housing 2.10 In response to this anxiety about new development in the village, development in Staplehurst combined with a recognition that some new affordable housing is desirable, the • 601 (85%) respondents felt that the current infrastructure would not support neighbourhood plan has been prepared with the express vision of: more housing, with the most frequent comments relating to access and movement, and retail and the inadequacies of both. 1. Maintaining and enhancing the rural character of Staplehurst village, its immediate setting and the wider parish. 2.7 Of the respondents who said they would support more development, 157 (22%) 2. Coordinating all new development so that it contributes to the creation of safe, felt that affordable housing for people with a connection to the parish was needed. sustainable, liveable and mixed communities with good access to jobs and essential services for all members of the community. / 9 3. Creating a robust yet flexible access and movement network appropriate for all modes of travel and for current and future populations. 4. Using land and resources efficiently so that new developments have a reduced demand for energy and move towards carbon neutrality. 5. Protecting and enhancing the natural and historic environment, the quality and character of the whole built environment and the wider countryside. 6. Enforcing the quality of new development through use of materials, details and inclusive design that responds to context. 7. Ensuring that land made available for development will be developed in such a way as to improve people’s quality of life, for both new and existing residents. 8. Delivering the community infrastructure necessary to support a growing village in the 21st Century.
2.11 Finally, the neighbourhood plan must be in general conformity with Maidstone Borough Council’s adopted Local Plan (2000) and its emerging Local Plan, as represented by the Maidstone Borough Local Plan Preparation (Regulation 18) 2014 — without such general conformity the neighbourhood plan cannot be Village Visioning Event September 2013 adopted as a statutory planning document.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
GENERAL CONFORMITY
3.3 The planning context for the production of neighbourhood plans is set out in the Localism Act 2011, the Town and Country Planning Act 1990 (as amended), the National Planning Policy Framework (NPPF) and the Neighbourhood Planning (General) Regulations 2012. For a neighbourhood plan to be approved, it must demonstrate that it:
Effective community consultation is a key part of meeting the basic conditions • is in compliance with national planning policy as set out by the NPPF necessary for a robust neighbourhood plan. • contributes to sustainable development • is in general conformity with the spatial policies of the development plan for the local area • is compatible with European policies • reflects best practice in terms of quality urban design and sustainable planning MEETING THE principles. 3.4 The Staplehurst Neighbourhood Plan also:
/ 10 CONDITIONS • contains a mix of uses that meets the need of the local community 3.1 This neighbourhood plan must meet certain • has been developed through widespread local consultation basic conditions before they can come into force. It • has general support from the residents of Staplehurst will be checked by the local planning authority and • has general support of the various land owners/developers on whose land new be tested by independent examination before going development is being proposed to referendum. The plan needs to accord with the • provides development that will add to the village without unnecessarily Neighbourhood Plans (General) Regulations 2012, the infringing upon protected countryside National Planning Policy Framework and Maidstone • creates a welcoming environment for residents, tourists and business interests Borough Council planning policies. alike 3.2 The neighbourhood plan does not simply • promotes sustainable development through a holistic approach to development repeat the local or national planning policies. The in the village Localism Act 2011 enables communities to create a • enhances pedestrian and cycle routes in the village plan that reflects the needs of the local population • encourages a strong village economy through extra retail and employment and future residents. A collaborative approach, opportunities to support the local jobs and reduce the need to travel. led by Staplehurst Parish Council and involving local residents and other interest groups, including developers and neighbouring communities, has created a plan that broadly reflects local aspirations.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
PLANNING POLICY CONTEXT
3.5 This neighbourhood plan is in conformity with the National Planning Policy Framework (NPPF) which has been taken this into consideration at all stages of the plan’s development.
3.6 Paragraphs 1 and 2 of the NPPF make clear that neighbourhood plans need to take the policies in the NPPF into account and that these policies are a material consideration in the determination of planning applications, alongside local documents such as the Local Plan and neighbourhood plans.
3.7 Paragraph 16 of the NPPF states that neighbourhoods should develop plans that support the strategic development needs set out in Local Plans, including policies for housing and economic development and that neighbourhoods plan positively to support local development, shaping and directing development in their area that is outside the strategic elements of the Local Plan. Three Day Design Forum October 2013 3.8 Staplehurst Parish Council considers that this neighbourhood plan supports / 11 both of these objectives. The range of policies in this neighbourhood plan both 3.11 Paragraphs 183 — 185 of the NPPF provide some general guidance on the addresses the strategic growth agenda in the Maidstone Local Plan and helps shape production of neighbourhood plans in addition to the requirements of paragraph and support development in response to the local context. 16. In particular, paragraph 184 makes it clear that “... neighbourhood plans should not promote less development than is set out in the Local Plan or undermine its 3.9 Paragraph 28 of the NPPF states that neighbourhood plans should include a strategic policies”. policy on economic growth in the rural areas. This neighbourhood plan contains such a policy, PW1. Paragraph 58 of the NPPF requires neighbourhood plans to 3.12 This neighbourhood plan accepts the principle of development within the include policies that encourage good design in their areas and this is met through housing allocations as set out in the (Regulation 18) draft Local Plan and it is neighbourhood plan policies H1 and H2. therefore considered to meet the objectives of paragraph 184 of the NPPF. It should also be noted that paragraph 185 of the NPPF states that once approved, the 3.10 Paragraphs 150 — 157 of the NPPF set out how development plans should policies in the neighbourhood plan will take precedence over existing non-strategic be aspirational but practical and should spatially address the economic, social and policies in the Local Plan for that neighbourhood. environmental dimensions of sustainable development. This neighbourhood plan has been generated to address all of these aspects while remaining flexible in order 3.13 Staplehurst Parish Council acknowledges that there is no up to date and to respond to change in the parish. adopted Local Plan in place at Maidstone Borough Council. It therefore wishes to move quickly, but thoroughly, towards the adoption of this neighbourhood plan in order to give the community that lives and works in the parish the certainty and control it needs over its future.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
SUSTAINABILITY RURAL SERVICE CENTRE
3.14 Paragraphs 7 and 14 of the NPPF identify the components of sustainable 3.18 This neighbourhood plan positively supports development by accepting development, and how planning applications and Local Plans can meet these the village’s strategic role as a designated Rural Service Centre (RSC). The parish requirements. It is considered that the Staplehurst Neighbourhood Plan fills an council acknowledges that Policy SP3 in the draft Maidstone Borough Council economic, social and environmental role in planning positively to shape the future (Regulation 18) Local Plan designates Staplehurst a Rural Service Centre — that is, development and needs of the parish. In addition, the neighbourhood plan is in a larger rural settlement deemed suitable by MBC for additional houses. general conformity with the policies set out in the emerging Maidstone Local Plan. This neighbourhood plan has been produced with the requirements of paragraph 3.19 This neighbourhood plan is in general conformity with the policy themes and 14 of the NPPF in mind. growth agenda as set out by Maidstone Borough Council. In this respect, the parish council firmly believes it meets the general conformity test for neighbourhood 3.15 The policies in the Staplehurst Neighbourhood Plan have been produced in planning with respect to the borough or district level planning policies. general conformity with the strategic policies of the emerging Maidstone Local Plan. These Local Plan policies have been subject to a Sustainability Appraisal (SA) 3.20 Staplehurst Parish Council recognises the importance of new development in line with the relevant European directives. The policies in the neighbourhood and the significant role the village can play in accommodating this development as plan therefore supplement and help to implement these strategic policies. They are a designated Rural Service Centre. This neighbourhood plan gives the community therefore considered sustainable in line with these regulations. in Staplehurst the control and confidence it needs to help it develop as a prosperous and attractive Kentish village. / 12 3.16 This neighbourhood plan is a sustainable plan that incorporates employment, key services and new facilities together with a range of access and movement SUPPORTING NEW DEVELOPMENT options that help reduce the need to travel. 3.21 This plan supports new development in a sustainable way. Development 3.17 As part of the evidence base for the preparation of the neighbourhood plan, is located and designed so as to create a compact and balanced settlement that the parish council has undertaken a housing needs survey to understand local enhances connections across the village. This will help create a sustainable need to inform an appropriate mix of house types and tenures in Staplehurst. settlement that will connect residential neighbourhoods with services through the It has also held collaborative design and planning workshops to determine the increased use of non-car modes of travel. The sites identified for development are most appropriate locations for new development that can contribute to the overall informed by their immediate context. This is a direct response to paragraph 47 sustainability of the village while minimising any negative impact upon attractive of the NPPF on delivering high quality homes in a rural environment; this plan areas of countryside. identifies key sites in the village that reflect locations suitable for the long term success of the village.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
MEETING THE NEEDS OF THE LOCAL COMMUNITY
3.24 The parish council believes that this neighbourhood plan supports the needs of the wider community by addressing the social, economic and environmental aspects of village life. This has been expressed through the identification of new areas of housing, new retail opportunities, together with a sustainable access and movement network across the village. The specific policy themes within the plan will benefit all elements of the community. EFFECTIVE LOCAL CONSULTATION
3.25 As set out in Section 14 (a) of the 2012 Neighbourhood Planning (General) Regulations, consultation on the plan and the plan-making process must be brought to the attention of the people who live or work in the village. Staplehurst Parish Council has ensured that this is a plan that reflects local opinions and local needs. To ensure that public engagement and consultation were effective, input This neighbourhood plan contains an assessment of the qualities that make Staplehurst special. from the community has been sought at every stage and has been invaluable to the production of the plan. Throughout the process, members of the community have been able to shape discussions and form dialogues with fellow residents, with land / 13 BEST PRACTICE IN RURAL DESIGN owners and with other interest groups. The result has been that different groups have been able to find shared outcomes. 3.22 To ensure that the design and layouts of new development are appropriate to the village, the plan encourages high quality design and sustainable planning based 3.26 There has been a series of consultation and engagement events that have on an assessment of the positive qualities of the existing village. This plan seeks to directly influenced the drafting of the plan. All consultation material relating to integrate new development with the necessary social and physical infrastructure. these events (e.g. slideshows, reports and posters) have been published online Paragraphs 47 — 55 in the NPPF expect the delivery of high quality homes to during the plan preparation. match appropriate housing needs through sensitively designed new places. This plan indicates appropriate housing sites in the context of the wider village. In terms 3.27 Please see the accompanying Consultation Statement for full details of design, a positive relationship between existing built areas and the new will be on the consultation process undertaken as part of the preparation of this critical to the successful assimilation of new development. neighbourhood plan. Please see the accompanying Conditions Statements for more details on how the neighbourhood plan meets the required conditions. 3.23 The selection of the indicated development sites has been based on striking the right balance between the need for more housing and the protection of the countryside environment. Paragraph 58 of the NPPF states that new developments “... will function well and add to the overall quality of the area, not just for the short term”. The parish council considers this draft plan to be a long-term strategy that will enhance the village through high quality architectural form and layout.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
BROAD LOCAL SUPPORT parish-wide policies
3.28 From the outset, Staplehurst Parish Council has tried to ensure that a broad cross-section of the local community has been involved in the plan-making process. The consultation and engagement process has been open and transparent and interest groups such as land owners, local developers and school representatives communityture have all been included in the process. All these groups are considered appropriate infrastruc village heart consultation bodies to include, as defined in the Neighbourhood Planning (General) Regulations Schedule 1.
3.29 This approach towards finding shared solutions to resolve issues in the village has the support from the various interest groups and from those on whose land development is being proposed. It is hoped that this support for the process will access + also translate into support for this neighbourhood plan. movement
ESTABLISHING THE OVERALL VISION / 14 3.30 The results of the local consultation and the parallel work to ensure the green edges plan meets the basic conditions have been combined to establish a shared gateways + approaches vision, bringing the plan in line with paragraph 183 of the NPPF. This vision is expressed in the form of eight key vision points. These points have structured the neighbourhood plan and informed the development of the individual policies and objectives. housing + employment
These are the six policy themes that sit below a set of parish-wide planning policies. Together, they all ensure the plan can meet the vision and objectives.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
HOW HAVE THE PLANNING POLICIES + OBJECTIVES BEEN INFORMED BY THE VISION?
NEIGHBOURHOOD PLAN VISION POINTS PRINCIPAL POLICY THEMES DEVELOPED TO MEET THE OBJECTIVE
1 Maintaining and enhancing the rural character of Staplehurst village, its immediate setting and the wider parish. PW C AM VH E GW H
2 Coordinating all new development so that it contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and essential services for the whole community. PW C AM VH E GW H
3 Creating a robust yet flexible access and movement network appropriate for all modes of travel and for current and future populations. PW AM GW H
4 Using land and resources efficiently so that new developments have a reduced demand for energy and move towards carbon neutrality PW C AM GW H / 15
5 Protecting and enhancing the natural and historic environment, the quality and character of the whole built environment and the wider countryside. PW C VH GW H
6 Enforcing the quality of new development through use of materials, details and inclusive design that responds to context. PW C AM VH E GW H
7 Ensuring that land made available for development will be developed in such a way as to improve people’s quality of life, for both new and existing residents. PW C AM VH E GW H
8 Delivering the community infrastructure necessary to support a growing village in the 21st Century. PW C AM VH GW H
Policies + Objectives Table This table sets out how the planning policy themes of the neighbourhood plan link back to the eight vision points established through the consultation and engagement work. See pages 24 to 61 for a full description of each policy theme and the individual policies and objectives contained within.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
LIFE + ACTIVITY The essential village services and facilities
4.3 The distribution of the village’s essential services and facilities is very much skewed towards the village heart, reflecting the historic origins of Staplehurst. This is where the Village Centre, youth club, health centre, parade of shops, school and three churches can be found. Even historic places have been planned through deliberate decisions taken over the years, 4.4 Other services can be contributing to what is often seen as organic growth. This neighbourhood plan aims to found to the north, where continue this proven tradition of creating a there is a local planned settlement. convenience shop, a new station foodstore (proposed) employment cluster and the railway station. shop foodstore STRATEGIC To the south, there is a (proposed) petrol filling station.
church 4.5 The village can / 16 PLANNING 4.1 A critical role of the neighbourhood plan therefore be described as comprising three walkable is to provide a coordinated vision for the future petrol filling station of the village. This will make sure that individual “neighbourhoods” (i.e. (proposed) north, central and youth club development sites contribute in an effective and village centre / hall appropriate way to an overall vision. Without south), each of around one kilometre across. health centre such coordination there is a risk of fragmented or library piecemeal development. The plan seeks to parade + shops further define these and pub 4.2 To better understand how new development church should respond to the local context, an assessment of ensure they are complementary post office with one another. pub the village’s activities, uses, street patterns, character church and form has been undertaken, together with an school appreciation of the landscape setting. This assessment 4.6 A vital location for village activity not shown on this diagram is Jubilee is set out in a series of diagrams that help inform a petrol filling station strategic framework plan that will guide Staplehurst Field, on the eastern edge of the over the coming years. village. This is a centre for sports and recreation and essential for the well- being of village residents.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
STREET STRUCTURE CHARACTER AREAS The historic street pattern informs movement choices The different land uses and building layouts
4.7 The structure of the village is 4.10 The historic heart of the village 4.11 Attached to this spine, are very much defined by its historic is located between the crossroads and various areas of predominantly street pattern, formed around a the All Saints Church on top of the residential development. These are the crossroads at Cuckold’s Corner. hill. To the north, lies the Station Road neighbourhoods that provide good character area of brick villas fronting homes for the residents of Staplehurst. the road. These two areas contain most New developments need to be of a Clapper Couchman of the village’s essential services and high quality design that will also add Lane George Street Green Lane facilities and can be described as the new residential and mixed-use areas of “spine of Staplehurst”, distinctive character for the future. providing a distinctive character, structure and definition to the village.
Lime Trees Hurst Close early 2000s mid 1960s Marden Road / 17 Corner Farm Headcorn Road mid 1960s 4.8 A significant Poyntell + Slaney Road late 1970s characteristic of the Oliver Road wider village structure is mid 1970s the prevalence of cul-de- sac dominated layouts that Bathurst Road often define more recent areas early 1960s of development.
4.9 This can lead to a lack of internal connections between Frittenden Road different areas, making it a South Bank early 1950s necessity for many journeys to Historic Core pass through the crossroads. The Station Road neighbourhood plan seeks to Lodge Road rectify this by ensuring Pinnock Lane that new development delivers better connections.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
CONSERVATION AREA + VILLAGE HEART LIMITS OF BUILT FORM The village core The new village envelope 4.12 There is widespread support from within the community for creating a 4.16 The inclusion of two housing allocations on the east and west of the village stronger village heart. The cluster of uses in and around the High Street that means the village envelope will increase. The diagram below shows a new village support the social and community life of Staplehurst is vital for a growing village. envelope for the neighbourhood plan period to 2031, indicated by the solid red line. The previous boundary is shown by the dotted red lines for the locations only 4.13 All ages and all activities can be found in this one part of Staplehurst. Primary where it was not contiguous with the new envelope line. school children and their parents, the elderly and teenagers. Football games, book Policy GW1 reading, grocery shopping, pub meals and local Kentish beer. Taken together, these “people, places and activities” are what makes village life special. This village heart is defined by the purple boundary line shown below. Policy H6
4.14 Maidstone Borough Council has 41 conservation areas that cover areas of Policy special architectural or historic interest. One of these is in Staplehurst, shown by H5 Policy the brown shaded area below. Of the features in the village heart, only the school H4 and shopping parade are not in the Conservation Area.
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VILLAGE primary school HEART shopping parade For comparison, the village heart, as defined by this neighbourhood plan, has been added to the diagram. This shows just how large the scale and scope of the site allocations (Polices H4, H5 and H6; Policy GW1) are and therefore how important it is to get the 4.15 There is no “Article 4 Direction” for the Staplehurst Conservation Area. Under design and planning right. this direction, any work that changes the external appearance of a building, or affects its grounds may require planning permission from the Borough Council.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
RURAL CHARACTER FRAMEWORK DIAGRAM How the countryside informs the village setting Bringing It All Together 4.17 The immediate rural area comprises different areas of character. Their 4.18 This plan brings together relationship with the built form of the village gives a particular sense of place. the analysis of the existing village with the proposals This diagram describes some of the main protected for new housing to create landscape characteristics as they relate open land an integrated framework TREE-LINED LANES to the built area of Staplehurst. Better to manage change over the access to these areas through new public rights of way is to be encouraged. neighbourhood plan period.
protected protected open land open land ARABLE + ORCHARDS FIELDS + HEDGEROWS
protected open land / 19 protected open land
SCRUBLAND + existing built areas WOODLAND NETWORK OF important green spaces PADDOCKS + new residential area HEDGEROWS protected new employment open land RELATIVELY historic crossroads FLAT + OPEN protected potential new AGRICULTURAL open land strategic routes LAND FORMAL PARKLAND strategic housing site LANDSCAPE allocation boundaries railway
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
CONCEPT DRAWING + FRAMEWORK DIAGRAM THE MAIDSTONE BOROUGH LOCAL PLAN
4.19 A principal aim of the plan-making process, in particular the consultation and 4.22 Policies SS1, SS5 and SS10 in the Maidstone Borough Local Plan 2017 engagement events, has been to ensure a strategic approach is taken at all times. designate Staplehurst as a Rural Service Centre — that is, a larger rural settlement Individual development sites have been assessed within the context of the whole with a range of existing facilities and transport links making it suitable for village and wider parish to test how they can contribute to the bigger picture. additional houses.
4.20 The concept drawing that emerged from the three day design forum has 4.23 These new homes are allocated in the Maidstone Borough Local Plan 2017 provided a sound basis for moving forward with the neighbourhood plan and are illustrated on a map within Policy SP10. Policy H1(48) Hen and Duckhurst preparation. This drawing was tested at consultation events in January, February Farm is shown by the red line to the west of the village and is allocated for the and March 2014, and through a questionnaire, and a majority of respondents (57% development of approximately 250 dwellings. Policy H1(49) Fishers Farm is shown of respondents) supported it as a basis for future work. by the red line to the east of the village and is allocated for 400 dwellings. Policy H1(50) North of Henhurst Farm is shown by the red line to the southwest of the 4.21 The framework diagram (page 19) is based on refinements to the three day village and is allocated for the approximately 60 dwellings. This forms a total of up concept drawing and brings together the existing built areas with the potential to 710 new homes over the plan period (2017-31), based on Maidstone Borough areas for new homes and new employment. The framework diagram shows how Council’s calculations for the capacity of each site. the two housing allocations need to be sensitively but effectively integrated with the existing fabric of the village. This requires the landowners and developers to 4.24 The neighbourhood plan framework diagram looks beyond these red lines to / 20 think strategically by looking beyond their red line allocation boundaries. This test how the allocations will need to be integrated with the rest of the village. This is necessary to ensure that the early phases of development do not prejudice the is something this neighbourhood plan must do as the Maidstone Borough Council longer term objectives of the overall vision for a connected and integrated village. Local Plan does not address this integration issue. Land north of Henhurst Farm, Policy H1(50), was a later addition to the Local Plan, notwithstanding the advanced status of this neighbourhood plan. The site therefore does not form part of the made neighbourhood plan.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
NEIGHBOURHOOD PLAN POLICIES + KEY AREAS OF CHANGE
Parish Boundary Policies H1, H2 and H3; Policy E1; Policies PW1, PW2 and PW3 Hen + Duckhurst Farm Policies H1, H2, H3, H4, H6; Policy E1. Railway Station Policy Fishers Farm GW1; Policy E1. Policies H1, H2, H3, H5 and H6; Policy E1.
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Jubilee Field Policy C5.
Village Heart + School Policies C1, C2, C3, C4, C5, C6; Policy VH1.
This diagram shows the main areas of change within the village and which policies have been drafted to address them.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
White timber cladding is a feature of the high street and should be reserved for use on prominent buildings.
VILLAGE High Street, Staplehurst Buildings linked together in a terraced row help enclose the space and define the street’s form. The roof line has a distinct rhythm created by chimneys, towers and visible gable ends. Most building lines are on the back of footway with no private front garden spaces. / 22 CHARACTER 5.1 What makes the historic heart of Staplehurst distinctive? The way the buildings frame and enclose space contributes significantly to the sense of place. Special buildings, such as the pub, are located on corners to create small but memorable landmarks. New developments in Staplehurst can and should take inspiration from the village heart. 5.2 New housing should be influenced by the traditional character and style of the village, referencing the local context through high quality materials and styles appropriate to the place. The aim for all new developments should be to leave a positive architectural legacy and to add to the character of the village. This does not exclude innovative modern or contemporary architecture and this will be encouraged where appropriate. The King’s Head Pub This taller building located on a corner plot on higher ground helps create a distinctive local landmark. The pub rises to three storeys with a steeply pitched roof. The built form comprises several different blocks with a modulated building line, stepping back from the footway on occasions to define doorways and entrances.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
ARCHITECTURAL DETAILS FROM STAPLEHURST
5.3 These particular architectural details have been selected as they represent some of the more effective building and design techniques that help add to the character and quality of the parish. The fact these examples have primarily been drawn from the older parts of the village does not mean more recent developments in Staplehurst are poor quality. Rather that the distinctive sense of place evident in the historic heart is what the community admire most about where they live. New development proposals must learn from this and look to incorporate techniques such as this, where appropriate. See also the Staplehurst Village Design Statement (April 2005) that remains a valid document and a source of useful guidance for all new development.
01 02 03 04 05 06 07
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08 09 10 11 12 13 14
01 Simple but traditional Palladian-style housing provides the sense of importance and quality to 08 Low rise mature hedging provides clear and defensible boundaries but does not obstruct the some of the properties in Staplehurst. view of the fine architecture behind it. 02 Careful and deliberate use of colour helps to identify and pronounce the characteristics of the 09 Medieval stonework of the All Saints church needs to be celebrated and welcoming to not only building. In this example brick, coloured window frames, traditional tall roofing all contrast visitors but villagers too. with the white rendered walls. 10 Traditional fencing and shrub-planted borders used to separate private gardens from public 03 The use of double bays on the ground creates flexible spaces that help allow a building to streets or roads. change use from residential to retail/cafe. 11 Maintaining the traditional look of the village pubs is important; there must be resistance 04 Careful use of brick, timber and tile cladding on buildings creates a Kentish village aesthetic against any modern or corporate identities being applied to their external appearances and creates a sense of a strong and robust buildings. through branding or signage. 05 Structural elements standing proud and on show (e.g. external timber trusses and joists) can 12 Half-timbered elevations on an arts and crafts style house, with a distinctive tall chimney accentuate a building’s longevity. feature. 06 Buildings positioned side-on to main streets can help mitigate traffic impacts and also allow 13 Mature planting vegetation within private gardens softens the street scene and adds for deliberate orientation in relation to the sun. distinctive rural qualities to some buildings in the village. 07 Traditional lapped-timber cladding can be accurately reproduced using modern materials for a 14 The terraced row of houses at Cross-At-Hand represents a high density form of development longer lifespan. appropriate to a village or rural setting.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
7.1 PARISH-WIDE THEME (Policy Code PW)
“Create an integrated set of neighbourhood planning policies that support sustainable development objectives across the whole of Staplehurst parish”
Throughout the process, residents have been encouraged to share their ideas through Policy Theme Background facilitated discussions.
7.2 While many of the planning policies deal with issues in and around the village of Staplehurst, this neighbourhood plan needs to deal with the whole parish. The neighbourhood plan therefore contains four overarching parish- PLANNING wide policies that apply to all six of the policy themes that sit beneath them. 7.3 These four parish-wide policies are considered to be relevant to the whole parish and apply equally to all developments, be these community / 24 POLICIES infrastructure (such as a new community hall or new shops), new homes, a 6.1 In order to achieve the ambitions of the new school site or new footpaths and countryside access. neighbourhood plan, a robust set of planning policies has been written. These set out what development 7.4 The parish-wide policies deal with the need to achieve the right level of can and cannot do, where it should be located and investment in utilities and infrastructure for a growing village; the need to how the existing parts of the parish will benefit from protect the countryside and biodiversity; the need to support a strong local new investment related to the new development. economy with access to jobs and employment opportunities and the need to 6.2 The neighbourhood plan polices must be in support renewable energy technologies in the right locations. “general conformity” with the Maidstone local plan and with national and European planning policy. General conformity means they do not have to be exactly the same and it is encouraged that they add more detail and more local knowledge to make the plan as responsive as possible to local people.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
7.6 Access + Movement Future changes to the street and road network need to POLICY PW1 acknowledge the rural character of the village; encourage more choice of routes throughout the village to help reduce traffic congestion at peak times on the A229 PROPOSALS FOR NEW AND IMPROVED COMMUNITY and Marden and Headcorn Roads. Changes to the streets and roads improvements INFRASTRUCTURE AND UTILITIES IN THE PLAN AREA, must encourage greater use of other modes of transport, including walking and INCLUDING THE PROJECTS LISTED AT PARAGRAPHS cycling throughout the village, to make them a safer and more viable option. Better 7.10-7.16, WILL BE SUPPORTED SUBJECT TO THOSE links between the east and west and the north and south of the village will help PROPOSALS MEETING THE OBJECTIVES OF THIS PLAN reduce congestion and promote healthier lifestyles through active travel modes. AND BEING COMPATIBLE WITH OTHER PLANNING POLICIES IN THE PLAN. 7.7 Drainage Infrastructure Staplehurst has experienced a number of incidents of surface water flooding, both from public foul water sewers and rainwater drains, Policy Supporting Text in recent years. Further development must incorporate robust measures to avoid making the situation worse, and if possible, ameliorate the problems that exist 7.5 Staplehurst will inevitably experience growth over the next decade or more. at present time. The integration of proven and effective techniques, including This can only happen if the right level of investment is made in improvements to the selective use of Sustainable Drainage Systems (SuDS) where shown to be the infrastructure at the right time. Delivery of infrastructure need not all be ‘up- appropriate, will be essential through a number of interventions to prevent further front’ but current and forecasted infrastructure shortfalls must be independently flooding. Best practice guidance indicates a number of means to positively reduce evaluated and a full mitigation plan must be supplied by the developer before the risk of flooding in Staplehurst, including use of permeable surfaces, on-site large-scale housing applications can be approved. Investment in the necessary attenuation systems and the inclusion of specially designed landscape into all new / 25 infrastructure to improve the streets and roads network and to address drainage development. Routes of sewers and methods of sewage and surface water disposal issues, applies to all new development sites, be they residential, community or should be agreed prior to the granting of any planning permission. employment focused. 7.8 Policy PW1 is linked to a set of specific projects identified through the neighbourhood plan process. Policy PW1 will act as “hook” or a starting point for these projects to be developed further. The projects may require further feasibility work, perhaps outside the scope of the neighbourhood plan, to establish how they can be funded and delivered.
7.9 While community consultation confirmed a new Village Centre building as the main project, this order of priority should not been seen as fixed or definitive but Flooding on more as an overall indication of preference. The list needs to be treated as flexible if Chapel Lane (far left) it is to be responsive to different funding opportunities. and open countryside north of the village (left).
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Specific projects linked to Policy PW1 in a general POLICY PW2 order of preference and the further work required PROPOSALS FOR NEW DEVELOPMENT IN THE 7.10 Improved Village Centre COUNTRYSIDE BEYOND THE EXTENDED VILLAGE Feasibility study to understand the cost/benefit of redeveloping the site through ENVELOPE WILL BE ASSESSED IN TERMS OF THE demolition, rebuild, conversion or refurbishment with the aim of creating a POTENTIAL IMPACT OF THE DEVELOPMENT UPON community hall fit for purpose. An improved village hall and/or village centre THE VISUAL SETTING AND LANDSCAPE FEATURES OF is a priority for the village and so will also be a priority for any s106 and/or CIL THE SITE AND ITS SURROUNDINGS, THE POTENTIAL contributions; and the present Village Centre site should be protected as being in IMPACT UPON THE BIODIVERSITY OF THE AREA AND community use. OTHER RELEVANT PLANNING CONSIDERATIONS, SUCH 7.11 Improved drainage infrastructure AS THE IMPACT OF TRAFFIC AND NOISE. PROPOSALS All new developments to use best practice techniques in mitigating against further WHICH FAIL TO DEMONSTRATE THESE IMPACTS drainage problems. CAN BE SATISFACTORILY ADDRESSED WILL NOT BE SUPPORTED. 7.12 Investment in the school Continued investment in the primary school. Land search required for a suitable Policy Supporting Text site to be safeguarded for another education site, subject to land ownership and support from Kent County Council. / 26 7.17 The neighbourhood plan strongly supports the protection of the wider countryside outside the areas identified for new development. See page 18 for 7.13 Better retail opportunities map showing the village envelope. There is, therefore, a presumption against Development of two retail clusters, one in the village heart, another at the railway station. Feasibility study, to including land owner agreements, needed at the station. the development of any land other than those sites identified as suitable for development within this neighbourhood plan. The proximity of Staplehurst to the 7.14 Investment in the medical centre, sports facilities + the library countryside is an important part of the identity of the village. Greater access to this Continued investment in medical facilities and the library in the village heart. countryside through improvements to the rights of way network will be sought Focus new sports investment at facilities in Jubilee Field subject to funding from the developers of the new built areas of the village. applications. 7.18 The countryside is well-loved by the local community and is often cited as a 7.15 Buses, parking + traffic key reason why recent incomers to the village moved here from elsewhere. It is also Rationalisation of parking provision in the village heart, better crossing points and an important attraction for tourism, an increasingly important part of an active better bus services. Landowner agreements needed. rural economy. Maintaining and enhancing the biodiversity of the countryside is an integral part of this protection. The introduction of green corridors, both 7.16 Better broadband communications between and within new and existing areas of development, will be encouraged Use the expected growth of the village, to be managed through the neighbourhood plan, to argue for better telecommunications and broadband technology in in the design of new development areas. These green corridors must link to the Staplehurst. Cooperation of utility companies needed. wider countryside. The introduction of easy-to-access recreational routes to help demarcate the interface between the built areas of the village and the wider countryside beyond will also be actively encouraged.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
7.20 However, the scale and size of certain renewable technologies, especially wind POLICY PW3 and solar, can have significant visual impacts upon the existing countryside scene. Developers will need to demonstrate the impact of their schemes clearly through RENEWABLE ENERGY PROJECTS WILL BE SUPPORTED the planning application process, a process which the parish council will be SUBJECT TO THE FOLLOWING CRITERIA: involved in as a statutory consultee. 1) Installations should be sensitive to the existing communities and the impact they may have upon the landscape and views. 2) Productive agricultural land of the highest quality (e.g. Grades 1, 2 and 3a) should be protected. 3) Schemes on previously developed land and on the roofs of industrial or employment buildings will be given priority consideration over those in other locations.
Policy Supporting Text / 27
7.19 Integral to the protection of countryside (see Policy PW2) is the need to sensitively promote sustainable forms of energy production in appropriate locations. The parish council acknowledges the role that renewable energy schemes will play in safeguarding the nation’s energy security and the increasing role they will need to play to combat the harmful effects of climate change by helping to decarbonise energy generation.
Wind power can be visually obtrusive but can also play an important role in power generation. Solar farms should be kept off prime agricultural land.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
POLICY PW4 COMMUNITY THEME (Policy Code C)
NEW DEVELOPMENTS WITHIN STAPLEHURST MUST “Ensure that housing development brings an HAVE REGARD TO THE HISTORIC ENVIRONMENT appropriate level of investment into community AND THE HERITAGE THAT IS AN INTEGRAL PART OF infrastructure” THE LANDSCAPE. LARGE DEVELOPMENTS (i.e. OVER 0.5 HECTARE) SHOULD BE SUITABLY INFORMED AND MAY NEED AN APPROPRIATE ARCHAEOLOGICAL DESK Policy Theme Background BASED ASSESSMENT AND HISTORIC LANDSCAPE SURVEY. 8.1 New housing development in Staplehurst over the coming years should seek to bring with it financial investment in community infrastructure. Policy Supporting Text This includes the village hall, the school, the library, the shops and services, the railway station, children’s play areas, footpaths, bus and rail services, 7.21 Staplehurst has a rich and diverse heritage and has been an area favored countryside access and all the other services and facilities that make working for occupation and farming since the prehistoric period. There are some major and living in Staplehurst the positive experience it is. A growing village route-ways traversing Staplehurst parish, some of which date back to the Roman needs the level and quality of the associated community infrastructure to be period and possibly before, relating to the Iron Age and later use of the Weald’s rich expanded and improved to meet the needs of its residents and workers. / 28 resources. Staplehurst itself is one of Kent’s post medieval market towns, serving the medieval and post medieval farm and horticultural holdings in the surrounding 8.2 Planning permission for new housing will come with conditions attached area. Some of this heritage is identified in the Kent Historic Environment Record that require the developer concerned to make an appropriate financial (held at Kent County Council) as designated and un-designated heritage assets. contribution to the village. This is known as “planning gain” and is an However, heritage is an integral part of the landscape. It is reflected as sites and established planning procedure in the UK. the surrounds of sites but it is also the pattern of fields, route-ways and clusters of houses and farms. Understanding the heritage of an area includes understanding 8.3 The difference in areas with an adopted neighbourhood plan is that the the landscape as a whole. community, through the plan, can directly influence and prioritise the areas of village infrastructure it feels are in most need of investment. Early ideas include 7.22 New developments within Staplehurst need to have regard to the historic investment in the “Village Heart” area and also around the station in the north, environment (see Conservation Area on page 18) and consultation with the including a possible new bridge over the tracks. The neighbourhood plan can Heritage Team at Kent County Council is advisable. There should also be regard also set out a long term plan to link housing growth to levels of community to NPPF Section 12 on the historic environment and to Local Plan policies. Large investment. Furthermore, a parish with an adopted neighbourhood plan will developments (i.e. over 0.5 hectare) should be suitably informed and may need an receive 25% of the revenues from the forthcoming Community Infrastructure appropriate archaeological desk based assessment and historic landscape survey. Levy (CIL) to be charged by Maidstone Borough Council arising from the NPPF encourages “the wider social, cultural, economic and environmental benefits development that a parish chooses to accept in its plan area. Parishes without a that conservation of the historic environment can bring” and that wherever neighbourhood plan, but where CIL is charged, will receive just 15%. possible, opportunities should be identified “to draw on the contribution made by the historic environment to the character of a place.”
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
POLICY C1 MAINTAIN AND ENHANCE THE PUBLIC LIBRARY BUILDING, INCLUDING ITS EXTENSION IF NECESSARY, Policy C3 Youth Club TO MEET THE NEEDS OF THE COMMUNITY.
Policy Supporting Text
8.4 The Staplehurst Neighbourhood Plan supports the continued investment in the local library site. The library is located at the heart of the village in proximity to other local services that are equally important to the community. The library provides a vital service to village life and the surrounding rural areas. Policy C6 Village Centre Policy C2 Primary School 8.5 The library supports the local community cohesion and supports education and learning for all age groups. Investment here must aim to maintain and enhance the library as a modern, flexible space offering the right range of services, including internet connections and an appropriate range of up-to-date books, that will allow the library to continue to connect communities within Staplehurst village and the / 29 wider parish. Policy C4 Health Centre Policy C1 Library 8.6 The neighbourhood plan identifies this as a key service to be protected, maintained and enhanced. Through the planning obligations linked to future development in Staplehurst, an appropriate level of funding will be directed towards the library service to ensure it will meet the needs of a growing village.
The library is a vital resource in the heart of the village.
Policies C1, C2, C3, C4 and C6 Location of community facilities to be maintained and enhanced shown by the red lines. The “village heart” (see page 41) is shown by the black dotted line.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
POLICY C2 POLICY C3 MAINTAIN AND ENHANCE THE PRIMARY SCHOOL MAINTAIN AND ENHANCE THE YOUTH CLUB BUILDING AND ITS FACILITIES, INCLUDING THEIR EXTENSION, TO AND ITS FACILITIES, INCLUDING THEIR EXTENSION MEET THE NEEDS OF THE COMMUNITY. IF NECESSARY, TO MEET THE NEEDS OF THE COMMUNITY. Policy Supporting Text Policy Supporting Text 8.7 The primary school is a vital asset to Staplehurst village, the wider parish and beyond. The relatively central location of the school ensures direct access for 8.9 Investment in youth facilities (including the youth club building and youth much of the local community. It also lies in close proximity to the other services services delivered by the voluntary sector) in Staplehurst is necessary and required and facilities in the heart of the village. The planned future growth of Staplehurst to ensure a balanced and happy community. The neighbourhood plan aims to will put the primary school under increased pressure to provide additional school maintain and enhance all local services that are used by its young residents. places to children living in Staplehurst. Therefore, investment in the primary school to help it meet this demand is vital to ensure that it can continue to provide an 8.10 A range of youth facilities is needed for different demographics within the excellent start in life for those growing up in the village. under-18 population in Staplehurst, from pre-school children to independent teenagers. The current youth groups are popular and well-attended; the planned / 30 8.8 Continued engagement will be required between Staplehurst Parish Council, growth of the village means funding must be secured to ensure these services Maidstone Borough Council, the school governors and Kent County Council to continue to meet the needs of the growing young population. Better youth facilities ensure this investment is delivered in a timely manner and at the appropriate level. could be incorporated into a new Village Centre and this needs to be considered as part of any feasibility study.
Youth club facilities are The primary school is a currently in the heart of vital village service and the village, adjacent to will be under increasing the Village Centre. pressure as the village grows.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
POLICY C4 POLICY C5 MAINTAIN AND ENHANCE THE HEALTH CENTRE MAINTAIN AND ENHANCE THE JUBILEE FIELD BUILDING AND ITS FACILITIES, INCLUDING THEIR SPORTS AND RECREATION SITE, INCLUDING THE EXTENSION IF NECESSARY, TO MEET THE NEEDS OF DEVELOPMENT OF NEW AND IMPROVED FACILITIES AT THE COMMUNITY. THE SITE.
Policy Supporting Text Policy Supporting Text
8.11 Demand placed on the excellent health facilities in the centre of the village is 8.13 The process of engagement developing the Staplehurst neighbourhood plan certain to increase following village expansion. Residents of all ages need access has highlighted the need for enhanced sports and recreational facilities in the to high quality, local care. In order to ensure that the health care provision is village. The Jubilee Field site, on the eastern edge of the village with access to wide maintained and enhanced for the current and future residents, a higher level of open sports pitches, is considered to be the best location for further investment. investment is needed. The current health centre is located in the heart of the village, There is currently a lack of indoor sports facilities within the parish (e.g. a high in proximity to other vital village services. ceiling sports hall, performance space or similar) with most residents having to travel outside of the village to use such a space. 8.12 The neighbourhood plan supports further investment into this single site, rather than into new satellite centres, to ensure the best quality service for its 8.14 The Jubilee Field site has the capacity to accommodate new indoor and / 31 residents. The relatively central location makes it accessible to the majority of local outdoor sports facilities for the current and future populations of Staplehurst. residents and allows for “linked trips” as those attending the health centre can also Through the planning obligations linked to future development in Staplehurst, perhaps drop children off at school or attend events in the Village Centre as part of an appropriate level of funding will be directed towards the sports and recreation the same journey. facilities to ensure it will meet the needs of a growing village. These funds may be matched with grants from national agencies, sports federations and national The health centre governing bodies. provides excellent care for current residents but it will need more 8.15 Investment in facilities at Jubilee Field must be complementary to investment investment as the within the “village heart” and not place both sites and their respective facilities in a village expands. competitive situation with one another.
Jubilee Field will remain the focus for outdoor recreational facilities.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
POLICY C6 SUPPORT THE REDEVELOPMENT OF THE VILLAGE CENTRE SITE, RETAINING IMPORTANT ARCHITECTURAL FEATURES OF THE EXISTING BUILDING IF APPROPRIATE, TO PROVIDE NEW AND IMPROVED COMMUNITY CENTRE FACILITIES.
Policy Supporting Text
8.16 The current Village Centre building was the village school from 1873 to 1987 and now serves the parish in a variety of ways. It provides space for clubs, societies and groups across the parish, as well as hosting the parish office. However, demand in the area is greater than the supply that can be provided by the current building. Moreover, the building is in need of repair and has significant running costs due to its inefficient heating and lighting systems. The building needs to be made fit for the current and future residents of the village. The engagement events as part of the / 32 neighbourhood planning process highlighted this as a critical issue for the village.
8.17 The majority feeling amongst residents was that the existing location of the Village Centre must be retained. This location is also within walking distance of the existing parade of shops in the centre of the village, allowing further linked trips between existing community facilities. The facility forms a key component of the Policy C5 Location of the Jubilee Field where facilities to be maintained and enhanced. cluster of facilities that comprise the village heart and it has relatively easy access directly off the high street. This location also gives it a prominence to “passing trade” and a new building here will have the opportunity to become a “shop window” or showcase for the range of village activities, subject to the right building configuration and design.
The current building might survive in a renovated or modified state but the location of the new Village Centre should be on the same site, right in the heart of the village.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
8.18 Discussions were held as part of the neighbourhood planning process about whether or not to demolish, refurbish or rebuild. There was a general feeling that ACCESS + MOVEMENT THEME it would be a shame to demolish the entire building. The handsome stonework of the facade, the articulation of the main elevation and main structural elements “Reduce pressure on the crossroads by ensuring could all be worth retaining. A creative architectural brief, that requires the skillful alternative access routes; develop a better blending of the old and the new together to form a more modern building fit for connected series of village streets” the future, could be prepared. A more modern building, but with retained heritage elements, could generate a revenue stream for the village through function hire (e.g. weddings). Policy Theme Background
8.19 However, a cleared site could offer more flexibility to the design, and perhaps 9.1 The work undertaken so far on the neighbourhood plan has revealed a be more economically viable as it will not have the added restoration costs weakness in the current design and layout of Staplehurst in that “all roads lead associated with the retention of heritage elements already on site. A cleared site to the crossroads”. This means that many journeys through and around the may also allow fresh thinking as regards site layout and access arrangements, to village will pass through the Cuckcold’s Corner simply because other route create more useable outdoor spaces and allow for striking, modern design that is options do not exist. See street structure diagram, page 17. nevertheless sympathetic to the village context. 9.2 Therefore, new developments must seek to create alternative routes 8.20 A decision on exactly how to proceed with this project — that is, retain, between: refurbish, convert, modify or demolish and rebuild — can only be taken following / 33 more thorough cost-benefit analysis outside the scope of this plan. Whatever the 1) different areas within the village; and, preferred approach will be, it must deliver a multi-purpose building of special 2) outlying areas of the parish and the village. architectural merit right in the heart of the village. 9.3 This will allow people access to their homes and other destinations in 8.21 Investment in facilities at the Village Centre must be complementary to Staplehurst without necessarily passing through the crossroads. Creating investment within the Jubilee Field and not place both sites in a competitive alternative routes will give people a greater choice of movement and reduce the situation with one another. pressure on the crossroads.
9.4 At the three day design forum in October 2013, minor modifications were suggested to ease traffic flows through the crossroads. These modifications are likely to be affordable, environmentally sensitive and reduce queuing times (see drawings on pages 49, 50, 60 and 61 in the Three-Day Design Forum report for more details).
9.5 Any design intervention at the crossroads must be combined with improvements to the street network across the village to encourage greater levels of walking and cycling, helping to reduce dependence on the car for short trips.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
9.9 The precise location and scale of the crossing will be determined through Neighbourhood Plan Objective 01 further design and feasibility work. However, it is envisaged that the bridge will be a low impact, small-scale bridge or crossing suitable for local traffic only. Not There is a need to safeguard access points for new only will a bridge of this type be more affordable to deliver but it will also deter or railway bridge crossings to the west of the current even prevent larger vehicles (e.g. HGVs) and high speed or high volumes of traffic. A229 Maidstone Road bridge link. Instead, the bridge will provide local access for local residents using private cars, helping to reduce the impact of new traffic movements on the A229. Bridges should This can be achieved by ensuring that the layout of all also be accessible for pedestrians and cyclists. new developments does not prevent the delivery of a new bridge link in future, either in this plan period or 9.10 The financing of a new railway crossing could be through a combination of future plan periods. funding from Kent County Council and Network Rail. There may also be a role for Community Infrastructure Levy (CIL) and Section 106 agreements to help finance 9.6 New and enhanced access points over the railway to the west of the current the new crossing. The delivery of the new railway crossing could be triggered by A229 road bridge will provide an alternative to the current limited number of specific phasing of the adjacent development. routes. A new bridge crossing will be important if the growing village is to have the better connectivity it requires for the future. 9.11 However, the precise nature of the funding and timing will be determined through a specific project agreement. In the first instance, the neighbourhood plan 9.7 The primary function of this link will be to provide attractive, safe and seeks to ensure that development plans and proposals secure the ability to deliver a / 34 convenient access for existing and new residents that live and work in the area to new link through responsive and flexible housing layouts that do not prejudice the the west of the village. The secondary function will be to alleviate traffic levels along ability to deliver the link at a later date. the main road (A229) by providing an alternative route for local traffic, reducing the impact of new development on the A229 crossroads.
Further detailed design 9.8 The safeguarding of these access points, and routes to them, is therefore vital work is required to to the formation of more sustainable access and movement links across the village. understand exactly how The layout of future development adjacent to these access points must acknowledge and where a new rail bridge crossing could be this requirement by delivering residential and employment layouts that provide delivered. clear and direct connections to the safeguarded sites.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
Neighbourhood Plan Objective 02 Neighbourhood Plan Objective 03 Ensure the network of footpaths and footways The proposed layout for new development sites must throughout the village is safe, convenient and deliver a series of connected streets and lanes that comfortable, with wider footways where necessary. will ensure a choice of routes for new and existing residents. 9.12 The network of the existing footpaths and footways throughout Staplehurst does not always allow for safe and convenient access. In many places, they are 9.15 Future development proposals for residential sites must be based on a series of too narrow to be used comfortably. In other places, there are historical features well-connected streets and lanes that provide genuine movement choices for new of merit, such as the listed steps by Vine House, that add special character to the and existing residents. The design and nature of these new streets and lanes must be village but further frustrate easy movement. informed by the existing positive characteristics of the village.
9.13 To encourage more people to walk, the existing and future footpaths around 9.16 Residential development sites must avoid layouts dominated by wide, fast the village need to be generous, well-surfaced, safe and well-connected. In the roads and many cul-de-sac streets as these frustrate movement choices and lead to centre of the village, particularly around the crossroads, many existing footpaths additional car traffic. Instead, a well-designed hierarchy of street types must be used could be widened to make walking more comfortable. The dominance of the to create flexible layouts that respond to wide variety of activities, including car through road is further emphasised by narrow footpaths that do not allow parking, children’s play, walking and cycling and help foster a sense of community convenient access around the village and these can be widened to give greater and well-being amongst the people that live there. / 35 priority to pedestrians. In heritage areas where features such as steps cannot be moved, alternative measures must be introduced, such as ramps or pavement build- 9.17 New streets and lanes must also be effectively “plugged into” the edges of the outs, to help overcome the barriers to movement that steps can present. existing village so as to integrate new and existing communities with minimal disturbance and disruption. Feelings or perceptions of a series of disconnected 9.14 With space for car parking limited within the historic part of the village, neighbourhoods must be minimised through sensitive integration of new and especially around the parade of shops, the school, health centre, library and Village existing areas. Centre, an increase in the numbers of people walking will go some way to ease the pressure on giving over more land to car parking.
Pavement widths Unwelcoming pedestrian adjacent to Cuckold’s “cut-throughs” need Corner are inadequate to be avoided in new and must be made developments in favour wider through highways of a well-connected improvements. street network.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Neighbourhood Plan Objective 04 Neighbourhood Plan Objective 05 Create a series of on-street and off-street cycling Create better and more frequent pedestrian crossings, routes that are safe, convenient and comfortable and including along the A229 as the road passes through will encourage people to cycle for short trips in and the village. around the village. 9.20 The A229 carries a combination of through-traffic and local traffic. It is also 9.18 The creation of new connected layouts comprising safe streets and lanes will a vital walking route between the heart of the village and residential areas. Better also need to create streets safe for cycling. In certain areas, segregated or dedicated and more frequent pedestrian crossings at specific points (i.e. former pub Railway cycling infrastructure may be required, for example, at key junctions or around the Tavern, Village Centre and Pinnock Lane) will be required to provide safer and school. These measures will help raise the level of utility cycling (e.g. riding to work, more convenient access between where people live and where people want to get to. the shops or to school). Good quality cycle infrastructure will give cyclists the space they need to ride safely on the roads and keep the pavement space for pedestrians. 9.21 In line with the aims of other policies in the plan, these interventions will help Facilities that are to be shared between pedestrians and cyclists must be avoided if encourage more local trips to be made on foot. With limited space for car parking at all possible within the built-up part of the village. within the historic part of the village, especially around the parade of shops, the school, health centre, library and Village Centre, an increase in the numbers of 9.19 Meanwhile, Staplehurst is surrounded by attractive open green space and people walking will go some way to ease the pressure on giving more land over to / 36 areas. The creation of off-street recreational cycling routes will enhance existing car parking. Being able to cross the main road safely and more conveniently will access and connections between the built-up village and the green spaces beyond. support this. These routes need to be convenient, accessible and enjoyable if they are to help encourage cycling as a recreational activity which in turn, may help raise levels of 9.22 There is also a need for a new dedicated crossing point along the Headcorn utility cycling. Such off-road routes through the countryside can often be safely Road, the precise site to be identified. and successfully shared between walkers and cyclists. Regular access to green open space has a significant positive impact upon an individual’s mental health and access to the countryside setting of Staplehurst must be promoted by well- There is a generously connected accessible cycle routes. wide pedestrian crossing point adjacent to the parade of shops but Quality provision for similar provision is cycling needs to be lacking elsewhere. incorporated into all new developments.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Report / Design Forum / Final Plan
/ Final Report / Design Forum 9.26 The crossroads is about more than just moving cars across and through the Neighbourhood Plan Objective 06 village; it marks an historic place and is part of the rural fabric of Staplehurst. This special character will be maintained. Careful and considerate design must deliver Improvements to the Marden Road – Headcorn Road both a better village scene, an enhanced sense of place and also help ease movement – Station Road – High Street crossroads, to ease traffic and travel patterns. flow and improve conditions for pedestrians and cyclists while retaining the village character that is / 49 special to Staplehurst. / 49 Could a new footway to 9.23 The crossroads marks a historic location within the village and provides a the west of the chestnut distinct rural identity to Staplehurst. The magnificent row of horse chestnut trees, trees release land to help deliver a more the green open space, the Martyrs’ Memorial and the historic houses all combine to generous right turn lane provide an important part of the village scene. to help avoid tailbacks?
9.24 However, the levels of traffic currently using the crossroads, combined with the relative narrowness of the carriageway and the turning lanes can lead to congestion / Staplehurst Parish Council / Feria Urbanism and tailbacks during peak hours. Relatively minor and affordable interventions are / Staplehurst Parish Council / Feria Urbanism therefore sought at the crossroads area to help ease traffic flows and remove the likelihood of tailbacks and long waiting queues during peak hours. / 37
9.25 These interventions could include widening and or realignment of the footpaths and footways; realignment and/or remarking of the right turn lanes to provide more generous passing room for through traffic; a better setting for the monument (that is currently on the north west corner of the crossroads and can remain there); thinning of hedge rows to make more of the village green open space on the south west corner of the junction; tree maintenance to lift the crowns and provide a more visible location for village welcome signs and directional arrows.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Neighbourhood Plan Objective 07 VILLAGE HEART THEME (Policy Code VH)
Improvements to bus services and bus waiting “Strengthen the focal heart of the village around facilities. the Village Centre, Library, Health Centre, Primary School and Parade of Shops” 9.27 With more people living and working in the village, investment in the bus
services and bus waiting facilities (e.g. shelters, stops, real time information Policy Theme Background systems, a dedicated bus stop for the railway station etc.) will be required. Existing shelters must to be upgraded where appropriate, new stops and shelters installed 10.1 The historic heart of Staplehurst contains the cluster of uses and activities along new routes and support for more frequent services to the most popular that make the village a special place to live and work. There are the community destinations will be sought. activities at the Village Centre (that includes the parish office) the library and the churches. There is also the commercial activity at the parade of shops, a 9.28 The design and layout of new areas of housing must be able to accommodate variety of shops on the opposite side of the road, a cafe and the pub. Together, new bus routes so that future residents will not be too far away from a bus stop. If all these uses give life and vitality to the village. The central area of the village the bus service is to offer a viable alternative to the private car, then it needs to be also has Conservation Area status, awarded by Maidstone Borough Council accessible, reliable and affordable to all that live and work in Staplehurst. and contains many high quality buildings
/ 38 10.2 The three day design forum revealed a widespread desire to strengthen Better bus shelters should be installed and enhance this cluster of uses rather than locate new community facilities across the village. elsewhere. Investment must aim to expand the facilities where necessary and deliver better connections between each of the uses to make them easier to access. Several of the buildings can also be made more attractive and visible to passers-by especially the Village Centre and the Parade. Options for the redevelopment or demolition and rebuild of the Village Centre remain under consideration.
10.3 The cluster of facilities at Jubilee Field, on the eastern edge of the village, will also be maintained and enhanced. This location is considered less accessible than the village heart and so will have a greater emphasis on outdoor recreation, sports facilities and uses that need large areas of open space. The result will be an area that complements the uses in the village heart.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
POLICY VH1 SUPPORT THE RETENTION AND ENHANCEMENT OF THE EXISTING RETAIL AND ANCILLARY FACILITIES IN THE VILLAGE HEART, INCLUDING IMPROVEMENTS WHERE NECESSARY TO MEET THE NEEDS OF USERS OF THOSE FACILITIES.
Policy Supporting Text
10.4 With a growing village and with new housing sites identified on the outer edges of the current village, some distance from the existing retail offer, it will be necessary to provide a greater range of shops and services in closer proximity to its resident population if the village is to have a sustainable future. Without this, many residents will choose to leave the village, often by car, in order to obtain groceries and other regular items of shopping.
10.5 Existing parade of shops on the High Street, and other retail facilities in the / 39 village heart, are to be protected and enhanced. As the historic heart of the village, this area has been identified by residents as an important commercial area for both now and into the future. This plan supports continued investment in local retail and associated services in this location. As this site is well-connected to existing residential areas, it must provide high quality and convenient shops and services Policy VH1 Location of the existing retail and ancillary facilities to be maintained and enhanced. to a local catchment that can arrive on foot and by bicycle, as well as to a wider catchment from further afield.
The existing retail Parking in and around cluster around the the parade of shops parade of shops needs needs to be rationalised to be retained and with a better enhanced. management regime and more appropriate waiting times.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Neighbourhood Plan Objective 08 Neighbourhood Plan Objective 09 Ensure better and more connected routes between Rationalisation of parking provision at the health the library, primary school, health centre, village centre, parade of shops and library area to ensure centre, youth club and church through safe, convenient and appropriate levels of car parking. comfortable and convenient walking routes. 10.8 The library, primary school, Village Centre, parade of shops, health centre, 10.6 The library, primary school, Village Centre, youth club, health centre and youth club and church all have their own car parking and drop-off arrangements to churches provide many of the essential services integral to the quality of life in different degrees. Space is at a premium in this part of the village and it is unlikely Staplehurst. The close proximity of these services can be further enhanced through that any significant amount of new land will come forward for additional car better connections between them. There is potential to be sought for an increased parking, if indeed that is desirable. Instead, a review of the waiting time restrictions, number of “linked trips” in which the car is parked once followed by a series of the opportunity for shared spaces, joint management and for the realignment of different short journeys on foot between the different areas of activity. existing car parks to make them more efficient must be explored.
10.7 The existing footpaths between these focal areas are not always suitable for all residents in the village, in particular for those that use wheelchairs or those that find walking on uneven surfaces difficult. Footpaths must be widened where / 40 possible and more pedestrian crossings at particular points will allow greater movement in an east-west direction across the village, connecting up the cluster of facilities in the village heart. See also Objective 05.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
The Village Heart WHY IS THE VILLAGE Policy VH1 HEART SO SPECIAL?
10.9 There is widespread support from 10.12 All ages and all activities can be found within the community for creating a 1. Improvements to in this one part of Staplehurst. Primary school stronger village heart. The cluster of 2. Redevelop the the crossroads to make uses in and around the High Street that site of the Village children and their parents, the elderly and walking and cycling easier. support the social and community life of Centre (by demolition, teenagers. Football games, book reading, grocery These measures should Staplehurst is vital for a growing village. rebuild, conversion or also reveal the potential shopping, pub meals and local Kentish beer. refurbishment; to be of the village 10.10 Policy DM20.1(vii) of the Maidstone decided) to create a green, provide a local plan seeks to retain and enhance community hall fit for 10.13 Taken together, these “people, places and better setting to these facilities but the neighbourhood purpose and a “shop the monument activities” are what makes village life special. plan policies need to go further by window” for village explaining how these facilities work and ease traffic Surrenden This diagram (below) tries to capture all these Field life and activities. together and what is needed to support flows. activities and the physical links that bind them. them into the future. How can these links be made stronger for the
10.11 Policy VH1 required a series of future? And what new activities for the 21st actions and individual projects, each private lane Century can be added to the village heart mix? linked to other polices within the neighbourhood plan. Fragile and delicate parts of a village, such the historic heart 3. Continued support / 41 of Staplehurst, need to be nurtured and and investment for the YOUTH CLUB cared for. They have survived for many primary school. There is a years and are very flexible but need to be need to identify room for 4. Make the street expansion. looked after. easier to cross to help VILLAGE support shops on both CENTRE sides of the street. SCHOOL
5. Investment in the LIBRARY library, health centre and parade of shops, especially NORTH HEALTH in the public realm. SHOPS Rationalisation of the SHOPS parking spaces and parking regime is also required. All Saints
PUB CHURCH
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
GATEWAYS THEME (Policy Code GW) POLICY GW1
“Improve the function and visual qualities of the THE REDEVELOPMENT OF SITES IN THE RAILWAY land around the station; ensure other approaches to STATION AREA WILL BE SUPPORTED, WHERE SUCH the village are visually appealing” PROPOSALS CAN DEMONSTRATE THAT THEY WOULD LEAD TO IMPROVEMENTS TO THE PUBLIC REALM IN THE AREA AND ENHANCE THE VISUAL APPROACH TO THE VILLAGE FROM THE NORTH. PROPOSALS FOR Policy Theme Background NEW COMMERCIAL DEVELOPMENT INCLUDING ANY RETAIL FLOOR SPACE, WILL BE ASSESSED IN TERMS 11.1 There are many parts of Staplehurst that have a strong visual identity and OF ANY POTENTIAL IMPACT UPON EXISTING RETAIL are attractive places to be. For example, in the southern half of the village, there PROVISION IN THE HIGH STREET LOCAL CENTRE. is a positive relationship between the buildings and the wider countryside, with strong visual connections between the two. Also, there is an attractive cluster Policy Supporting Text of heritage buildings around the Conservation Area. However, the approach from the railway station is dominated by surface car parks and areas of scrappy 11.5 The plan-making process identified a clear need to improve the space around under-utilised land. The area lacks a positive identity and fails to create a the station area. As a whole, the under-utilised nature of the area, dominated welcoming gateway to Staplehurst for those arriving by train. / 42 by surface car parking, leaves a poor impression on both first time visitors and regular users of this part of the village. However, the presence of the station and 11.2 As first impressions go, it could be much better, yet the station is a prize the recently constructed new factory for DK Holdings shows the area has good asset and one of the criteria required for Staplehurst being given Rural Service commercial and economic opportunities and these can be leveraged to deliver a Centre status by the Maidstone Borough Council. better public realm. 11.3 Yet the area has great potential. The railway station is a daily destination Better Public Realm for regular commuters and this to and fro movement can add life to the area if utilised in the right way. Rationalisation of the car parking, from all being 11.6 The existing entrance area around the station building is currently in a surface level to a multi-deck arrangement, can maintain car parking availability neglected condition and required improvements to the layout, including a but free up land for more productive uses. rationalisation of the surface car parking, landscape works, materials, lighting and seating could deliver significant enhancements in the form of a civic space (a high 11.4 New commercial activity around the station, like small business units, quality “market square”) marking a key gateway to the village. A well-designed shops or services and cafés all focused around a new market square could civic space of this type could provide better car parking facilities, as well as a shared provide the positive new welcome that Staplehurst deserves. The scale of space that on weekends could accommodate social activities for the community, development here will be constrained to ensure the protection and on-going such as markets or festival events. viability of the existing retail centre in the village heart (see Policy VH1).
11.7 To deliver the new civic space, a certain proportion of the existing surface car parking could be decked on a new multi-level car park structure. This decked car
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan park will release land adjacent to the station to allow for more creative uses that will socially and culturally enrich the village experience. This decked structure could Illustrative Sketch maintain a net neutral level of car parking (if desired) but could also allow for extra Policy GW1 car parking spaces to be delivered on site. 11.12 The area around the railway station has the potential to provide a new civic space (e.g. a village “market square”). Small-scale retail and commercial units could locate around the edge Retail Investment of the space, trading off the regular footfall in the area. To deliver the new civic space, a certain proportion of the existing surface car parking could be decked on a new multi-level car park 11.8 Economic activity could be enhanced through the creation of small-scale retail structure. This decked car park will release land adjacent to the station to allow for more creative uses, such as markets or festivals, to enrich the village experience. and commercial units around the edge of the new civic space that could trade off the regular footfall in the area. The station area is close to the two large areas of land to the east and the west of the village identified as being able to accommodate the majority of the new housing growth. This makes it an accessible location by walking Existing A229 road Existing footbridge bridge (existing steps and cycling to new residents and therefore a sustainable location for new retail and New multi-deck car park with lifts retained) associated services.
11.9 The southern part of the site is already has planning permission for a new Improved New paving Opportunity for new mixed- food store and other parts of the station environs could provide further retail station building and landscape use retail, commercial and/or units or associated services. The site’s proximity to the railway station means there with new “civic details for the residential units on eastern square” setting car park side of the square are excellent opportunities for retail and business spaces to trade off the footfall / 43 generated by the station.
11.10 Maidstone Borough Council granted planning permission for the food store in March 2013 and construction is due to take place throughout 2020. This neighbourhood plan has been prepared on the basis that additional retail provision in the area identified around the station will be in conformity with Maidstone Borough Local Plan policies designed to protect existing retail areas.
Conclusions
11.11 This area has the potential to provide a new civic space (e.g. a village “market square”) together with small-scale retail and other commercial opportunities. The station area is an important gateway entrance to the village through which a large number of people pass every day. This plan policy has a very high level of support from the local community and implementation will be a key part of the delivery of the Rural Service Centre concept.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Illustrative Layout 1. Two or three deck car park, for long stay 2. Drop-off and taxi square with parking. Steel structure clad with an attractive landscape planting, new lighting and Policy GW1 facade looking east over the market square. improved surface materials.
11.13 Policy DM13 of the draft Maidstone local plan sets out 3. Short-stay parking on a resurfaced a strategy for sustainable transport that includes rail travel. area with landscape planting and Furthermore, one of the criteria for Staplehurst being designated a new lighting. Space can be used for RSC was the presence of a mainline railway station so it does not temporary events and other activities seem unreasonable to seek greater investment in the station in when not used for parking cars. return for the housing numbers being allocated in Staplehurst.
George Street 11.14 Policy GW1 of this neighbourhood plan expands on the 4. Potential for new commercial or relevant Local Plan policies by requiring a redevelopment that retail units facing west across the creates a positive new approach to the village; including a new square. These could accommodate small landscaped civic space and small-scale retail and commercial workshops, cafes, small shops and opportunities around the station. services. 00 11.15 Set out here is a concept for the station area based on the new residential and employment uses multi-deck sketch scheme generated at the three day design forum in October see transition zone plan on page car park 2013. Relocating a proportion of the existing surface car park into 57 and examples on page 58 a decked structure will release land that can be landscaped into a 5. Improvements small-scale, attractive market square. to the Station Approach, Market / 44 11.16 This space will still be able to accommodate parked cars but Street and Station will also be able to host events and other activities, especially at Road junction to weekends when demand for parking spaces at the station is often cafe create a better lower than during the working week. welcome to those arriving from the 11.17 While the village has excellent green open spaces, such as shop north by car. Surrenden Field and Jubilee Field, it currently lacks a purpose built Sainsbury’s market square or other similar dedicated hard space that can be
used for markets or other small temporary events. Such places can 7. Make connections go a long way to giving a village a positive sense of identity as to the new housing foodstore well as being a venue for functions and events that can bring the development to the warehouse new car park community together. west of the village factory 6. Roundabout to via Lodge Road. be delivered as part 11.18 For the formal red line boundary drawing of this site, please of the Sainsbury’s see the diagram on page 45. planning permission.
NORTH
This diagram has been prepared to provide guidance to potential developers. It represents many of the comments received through the consultation process. It is a preliminary design sketch only and is subject to information available at the time. It is not subject to measured survey, legal, structural, soil investigation, utilities survey, daylight/sunlight, topographical, mechanical and electrical, highways and access rights surveys, or planning permissions.
/ Neighbourhood Plan / Staplehurst Parish Council
YOUTH CLUB
VILLAGE CENTRE
SCHOOL
LIBRARY
HEALTH SHOPS
SHOPS
00 PUB CHURCH / June 2020 / Final Plan
Neighbourhood Plan Objective 10 Safeguard the green and rural feel to the approach to Staplehurst from the south.
11.19 The approach to the village from the south is important as it helps to define and identify Staplehurst as a village set within countryside. The close proximity of the village’s built elements with the surrounding countryside gives this approach a distinctive rural feel.
11.20 This neighbourhood plan aims to protect this by supporting the larger development allocations in the northern part of the village; any small-scale infill development in the southern part of Staplehurst must be sensitive to its environment. The density, size and design of any small-scale infill development must be appropriate to the context and help safeguard the rural nature of the southerly approach.
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The approach to the village from the south is characterised by strong green edges. This needs to be maintained and Location of the station area to be redeveloped (Policy GW1). enhanced.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Neighbourhood Plan Objective 11 EDGES THEME (Policy Code E)
Create defined and welcoming gateways to the “Identify and strengthen specific green edges to village when approached from the west, via the deliver a long-term edge to the village; and improve Marden Road and from the east, via the Headcorn public access to the countryside beyond” Road.
11.21 The gateways in and out of the village along the Marden Road and Headcorn Policy Theme Background Road are very important in helping to define the extent of the village. They require distinctive features to mark the entrance to the village and to define the village as 12.1 An understandable concern of many residents in Staplehurst is where and separate from the surrounding countryside. New junctions along these east and when will expansion stop? What will prevent the village growing even more west routes to allow access to new areas of housing must be sensitive and small- than already planned? In response to this, the neighbourhood plan is looking scale in keeping with the village qualities and characteristics. to define new edges to Staplehurst that will become permanent boundaries to the village. 11.22 Large traffic-engineering solutions (e.g. roundabouts with visually intrusive traffic management paraphernalia such as chevron boards and white paint) must 12.2 The village edges need to be designed in a way that will provide a sense of be avoided and more sensitive junction designs introduced instead. This approach enclosure to the village, prevent unchecked sprawl and ensure that new areas / 46 does not necessarily exclude roundabouts, but their design needs to be responsive of homes can positively respond to the landscape. New housing clusters also to the needs of pedestrians and cyclists and also be aesthetically appropriate to a need to be the right scale and in the right location and not be large anonymous village setting. housing estates.
12.3 The new village edges must also encourage public access to the countryside beyond. Many residents value living close to some of the most attractive countryside in England, but easy access can be frustrated through blocked footpaths or private ownerships. Opening up more land around the new edges of Staplehurst to create highly-valued recreational routes will be Positive new gateways to the village need to one way to ensure the new village edges have a sense of permanence and will be introduced as part of reassure village residents that growth will not continue ever outwards. new developments to the east and the west.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
H1. H1. POLICY E1 12.6 On pages 48 — 49 there are a series of illustrative sketches that help ALL NEW DEVELOPMENT SITES ON THE EDGE SHOULD demonstrate some of the different ways of appropriately implementing Policy INTEGRATE POSITIVE PLANTING AND RECREATIONAL E1. These illustrative examples have been included to help developers and ROUTES ALONG THEIR BOUNDARIES AND WITHIN landowners understand the type of positive edge conditions that are sought by the THEIR LAYOUTS TO HELP DEFINE A LONG TERM EDGE neighbourhood plan. TO THE VILLAGE AND RESPOND TO THE NEEDS OF RESIDENTS ON THE EXISTING VILLAGE EDGE. 12.7 The inclusion of these edge examples was recommended by the examiner. Each example is supported by an illustrative sketch and design principle diagram Policy Supporting Text together with some supporting text. These examples help to make clear the ideas discussed in relation to new housing development, how green edges can be 12.4 In order to prevent planned housing developments from unchecked further identified and ways in which they can be strengthened. expansion, the integration of green spaces and recreational routes along the boundaries of development sites should seek to provide clearly defined edges. 12.8 When done in a positive and thoughtful way, such designs can help address The integration of green spaces immediately to the east and west of the new the need for Staplehurst to develop a sense of enclosure, help prevent unchecked developments, using new public rights of way and recreational spaces, must be sprawl, help ensure that new housing development complements the rural incorporated into any new designs. These will help connect the new housing layouts surroundings and will encourage public access to the countryside beyond. to the countryside beyond and connected layouts will allow existing residents better / 47 access too. The formation of clearly defined edges will provide natural boundaries to help fix housing growth over the long term. The questionnaires returned as part of the consultation events suggested what could be incorporated into the village edges and these include:
• agriculture • fitness trails • circular footpaths • wetlands • woodland • sports • cycleways • low density villas • allotments
12.5 Developers working up more detailed designs for housing allocations are directed to this list of ideas to help inform the edge conditions of new areas of housing. Furthermore, new developments must be designed in a sensitive way to respond to the needs and requirements of existing village residents who live on what is currently the outer edge of Staplehurst.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
H1. H1. EDGE EXAMPLE 01 EDGE EXAMPLE 02
12.9 The sketch above demonstrates how new development can promote the 12.10 The sketch above highlights a street on the edge lined with new tree-planting. / 48 recreational use of the adjacent landscapes through layout and orientation. These The new planting can help further define a single-sided street. Introducing a shared houses face outwards across an open playing field and provide natural surveillance access route, primarily for use by pedestrians and cyclists, will create an appealing by overlooking the space. This encourages new and existing residents to enjoy the place and therefore help encourage access into the adjacent countryside. Routes like green space, promoting social integration. The supporting diagram below shows these could become part of a wider cycling and walking scheme for Staplehurst, how this creates a defensible edge to the development over the longer term, with with this path connecting to a network across the parish. The supporting diagram built form on one side and open countryside on the other, mutually supportive below shows the countryside edge further defined by new tree planting. This of one another. helps maintains a strong Furthermore, such rural feel to the new built outward-facing homes edges where they meet the are likely to encourage countryside beyond. high quality design, due to their relatively high profile visibility. Shared Access Lane Shared Access Lane Design principle 01 Design principle 02 Development edge Countryside edge formed from outward- strengthened with new looking homes tree planting. overlooking open space.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
H1. EDGE EXAMPLE 03 HOUSING THEME (Policy Code H)
“Ensure the mix of new housing responds to local needs and local demands in terms of prices, sizes and tenures; ensure that new housing designs are high quality and respond appropriately to the Kentish context”
Policy Theme Background
13.1 It is inevitable that Staplehurst will be required to accommodate new homes over the coming years. Therefore, the neighbourhood plan is being prepared on the basis that a substantial number of new houses will be built. The Maidstone Borough Council (Regulation 18) Local Plan suggests 650 new homes could built in Staplehurst between now and 2031. 12.11 This third sketch above visualises a “gateway” development that helps to frame access between the built areas and the wider landscape. This type of 13.2 Policy SP3 in the draft Maidstone Borough Council local plan designates / 49 development form could be introduced at certain points along the edge, helping to Staplehurst a Rural Service Centre — that is a large settlement suitable for define clear and legible routes. The well-designed development edges overlook the additional houses. Policy H1(36) is a housing allocation to the west of the footpath, providing a sense of natural surveillance that will enhance the experience village. This is for 250 new homes on land known as Hen and Duckhurst Farm. of using the route, in particular after dark. Policy H1(37) is a housing allocation to the east of the village and this is for The supporting diagram below shows 400 new homes on land known as Fishers Farm. Although the draft housing how specific access and movement points numbers have now been published, best practice in planning for an expanding between new development and the open village advises that a plan created by “designing to numbers” does not always countryside can be better emphasised deliver the right quality of environment. through gateway forms of this type, with the housing providing a sense of arrival 13.3 Instead, the plans must be “place-led” – that is, the plan must respond from the rural to the residential. in a positive manner to the local landscape, the local context and the existing village setting. Although no final decisions have been taken about the sites, the results of the three day design forum in October 2013 suggested that much of the new housing will be situated on the eastern and western flanks of the Design principle 03 village and almost all of it north of the crossroads. The Maidstone Borough Gateway development forms help frame specific Council housing allocations reflect these broad locations. access points. Footpath links
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
13.4 How can housing in these locations be designed in a way that best POLICY H1 responds to local factors? New areas of housing need to create special places that are architecturally distinctive and will become cherished by those that live THE DESIGN OF NEW HOUSING DEVELOPMENTS there and the wider village residents. All developers will be required to use SHOULD BE PRINCIPALLY INFORMED BY THE the village character assessment (page 22) and the Staplehurst Village Design TRADITIONAL FORM, LAYOUT, CHARACTER AND STYLE Statement (2005) to inform the design of all house types and site layouts. It is OF THE VILLAGE’S VERNACULAR ARCHITECTURE. not the role of the neighbourhood plan to provide detailed design guidance for how sites should be developed but it does provide clear advice on the design Policy Supporting Text principles that must underpin any future proposals. 13.8 Any new housing development must be shaped and influenced by the 13.5 All future planning applications must be developed through consultation traditional character and style of the village. The Staplehurst Neighbourhood Plan with the communities that live immediately adjacent to the site and with the requires all new developments to reference the local context and demonstrate wider community too. A variety of drawings and reports need to be produced the use of high quality materials and styles appropriate to the place. See village that will give confidence that development can be achieved in the most character assessment on pages 22 — 23. effective and successful way possible. 13.9 For example, any small-scale in-fill developments that may come forward in 13.6 The precise mix of housing must respond to local needs in terms of size the south of the village must be sensitive to the rural and more historic nature of of each property, the price, the amount of land around it and the mix of tenure / 50 the village, by reflecting the character of housing in proximity to countryside. New (i.e. whether houses are for sale or for rent). Regard for the findings of the housing within the larger allocations to the east and west of the village may be Staplehurst Housing Survey 2010 (report by Tessa O’Sullivan, Rural Housing required to develop their own distinctive characters, to add to the overall variety Enabler with support from Staplehurst Parish Council, Staplehurst Rural and mix to be found within the village. The aim for all new developments must be Settlement Group and Maidstone Borough Council), as refreshed in 2016, will for them to leave a positive architectural legacy, to be sensitive to their local context be essential. and environment and add to the positive character of the village.
13.7 Finally, Maidstone Borough Council has made a commitment to renew 13.10 Policy H1 does not exclude innovation or modern and contemporary efforts to engage with foul water utility providers and other organisations with architecture. Such designs are encouraged across the parish. Where appropriate, responsibility for managing water, including surface water, in the borough architects and designers are encouraged to create new designs that reflect both the concerning future infrastructure provision both to respond to the current local context and the current technology and materials of the era within which they concerns and issues arising from consideration of the housing needs in the will be built. future, particularly for Headcorn and Staplehurst.
The variety and quality of architecture in the village, both the modern and the more established, are to be celebrated and new development should leave a positive legacy.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
POLICY H2 POLICY H3 NEW HOUSING DEVELOPMENTS SHOULD A RANGE OF APPROPRIATE TENURES AND SIZES INCORPORATE, WHERE POSSIBLE, DESIGN FEATURES OF NEW PROPERTIES TO MEET LOCAL NEEDS AND TO PROMOTE ENERGY AND WATER EFFICIENCY, DEMANDS WILL BE DELIVERED. ACCESSIBILITY FOR THE ELDERLY AND THOSE WITH RESTRICTED MOBILITY AND FLEXIBLE SPACES THAT Policy Supporting Text WOULD SUPPORT WORKING FROM HOME. 13.13 The type, tenure and size of future housing must reflect the local needs and Policy Supporting Text demands of Staplehurst.
13.11 The neighbourhood plan encourages future housing development to support 13.14 Affordable Housing In November 2016, Staplehurst Parish Council carried modern lifestyles through innovative design. These will include reducing energy out a housing needs survey to refresh the findings of the previous survey in costs through meeting high design standards as well as internal space standards 2010. It identified a continuing modest local demand for affordable housing. and layouts that will encourage working from home. Design details, such as the This plan therefore supports some key worker and shared ownership housing ability to receive parcels securely when not at home, storage of several bicycles, to allow children of local families to remain in the area. Developers and local flexible use of garage and garden spaces and the effective storage of waste and housing associations must therefore provide affordable housing that prioritises recycling bins will be encouraged. local residents’ needs and ensures a distribution of units across both individual / 51 developments and the whole village and parish. Affordable housing delivery during 13.12 New housing should seek to promote the efficient use of water and energy, the plan period needs to be in conformity with the adopted Local Plan Policy SP20 as well as accessibility for the elderly and those with restricted mobility. Other Affordable Housing, prepared by Maidstone Borough Council. features, including flexible internal space to support working from home, will be encouraged. 13.15 Responsive Housing Future homes should be designed for a changing population. This may involve family homes and homes for an ageing population to provide a good social mix, supporting social cohesion and independent living. The size of new developments should also be reflective of local needs. The station in Staplehurst is an important feature of the village, which already attracts working-age adults with families to the village. Therefore an adequate amount Are the house types most recently of family-sized houses must be built as well as providing for smaller units and constructed in innovative hybrid housing that can respond to modern lifestyles. For example, Staplehurst still suitable small-size private-rented apartments, perhaps designed in the form of a courtyard for modern lifestyles? What innovations should development sympathetic to the rural context, could be built within walking be included for the distance of the station. Such housing types may be suitable for young professionals future? who have grown up in Staplehurst, now need regular access to London but wish to live in affordable accommodation within their home village.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
4) Proposals must demonstrate how new POLICY H4* developments can be successfully integrated with the existing village while respecting the privacy, DEVELOP LAND AT HEN AND DUCKHURST FARM well-being and quality of life of residents currently FOR UP TO 250 HOUSING UNITS SUBJECT TO THE living on the western edge of Staplehurst. Specific FOLLOWING PLANNING AND DESIGN CRITERIA: attention is needed with regard to points of access and existing views of open countryside. 1) Developers must provide an overall site master plan that shows a robust long term plan demonstrating 5) The masterplan should incorporate a green how the land within the red line allocation infrastructure strategy, which designates sufficient can eventually be linked to the Lodge Road space within the site to meet obligations linked to employment land to the north and east of the site. ecological requirements, such as the retention of mature hedgerows and trees and the creation of 2) Design details of a through-route, or “spine wetland habitats, linked to a SuDS implementation street”, that will be capable of safely taking two- plan. way traffic between the Marden Road and Lodge Road are required. This street needs to be fronted 6) The site master plan needs to integrate positive by high quality architecture and be planted with planting and recreational routes along the / 52 appropriate tree species to create a beautiful and boundaries to help define a long term edge to the verdant boulevard street that helps establish a village. distinctive sense of place. The street needs to be accessible and safe for all modes of travel. 7) The inclusion of high quality play spaces and recreational areas to be integrated into the 3) The overall site master plan must also safeguard development. access point(s) to a future railway bridge crossing. The precise design and location of the new crossing 8) The development makes provision for an adequate to be determined through further design and sewerage connection and for the protection of feasibility work. existing sewers on the site or their diversion, in accordance with the requirements of Southern Water.
* Link to Maidstone Borough Local Plan Preparation (Regulation 18) 2014 Appendix A Housing Allocations H1(36) - Hen and Duckhurst Farm.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
Policy Supporting Text 13.21 It is not the role of the neighbourhood plan to provide detailed design guidance for how this site should be developed but Policy H4 provides clear advice 13.16 Future development to the west of the village must be complementary to the on the design principles that must underpin any future proposals. Future planning adjacent existing housing. It needs to be sensitive of the current situation while applications must be developed through consultation with the communities also successfully integrating with the wider village. New housing layouts should that live immediately adjacent to the site and with the wider community too. A sensitively include the provision for a street network that will provide a choice of variety of drawings and reports need to be produced that will give confidence that movements, both from the Marden Road to the south and from Lodge Road from development can be achieved in the most effective and successful way possible. the north. Which of these two connections is opened up first needs to be subject to a detailed phasing plan but both access points will be needed over the longer term. 13.22 There is a need for a historic landscape survey and historic landscape A new street capable of successfully accommodating through traffic needs to link character assessment to inform the layout and master plan design and ensure the northern and southern access points. important historic landscape features and heritage assets are suitably preserved and integrated into the new development. Prior to detailed designs, an appropriate 13.17 The new layout should also successfully connect with the adjacent area of archaeological assessment should be undertaken to identify any archaeological housing, with details of the nature of these links (e.g. vehicular, pedestrian, cyclist constraints or enhancements and to ensure suitable archaeological mitigation. etc) to be the subject of detailed studies to be undertaken by the developer in cooperation with the local community and the parish council.
13.18 A feasible overall concept plan for the entire housing and employment areas Some existing residents have views of the Oast will be required from developers prior to any implementation of early phases. Houses near to the / 53 Proposed housing and employment layouts must also ensure a new street to the Marden Road (far left) north can be achieved over the longer term, connecting to a new railway bridge Can these views be retained? The site needs crossing. The timing and funding of this bridge link is still to be decided but in the to be connected to first instance, the layout must not prejudice its future delivery. Lodge Road (left).
13.19 New housing in this area should include strong, green landscape features along the future street network. Developers will be required to use the village character assessment (page 22) and the Staplehurst Village Design Statement (2005) to inform the design of all house types and site layouts.
13.20 Dwellings on the western edge should be afforded views across open countryside. The integration of existing public rights of way and the planting of a green edge will add a strong and natural edge to the village. See Policy E1. To mitigate the impacts of flooding in the village, a further investigation is needed into how an attenuation pond system could be established. This could be integrated into an attractive green space for community use with an essential role in flood mitigation.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Illustrative Layout KEY Policy H4
Ensure good access to open countryside Potential new residential areas beyond the development site to the west. Potential new employment areas
Open green space
New proposed planting Safeguard opportunity for new bridge crossing of the railway. Precise location Existing planting to be maintained and and nature of the bridge to be determined. strengthened
Accessible countryside beyond the site Link between new development and Lodge development Road required to provide access to the station and the wider network. Existing development
Integrate new employment land effectively Potential new civic spaces to provide through the creation of a transition zone positive character at street junctions
Strong built edges to define the street / 54 Opportunity to introduce a new landmark architectural feature Edge design to respond to the needs and requirements of existing village residents Local links
Strategic links play area Pedestrian and cycle links needed here between existing development and new areas of housing to integrate communities. Width of links to be NORTH suitable for emergency vehicles. substation
This diagram has been prepared to provide Opportunity to keep land open to maintain guidance to potential developers. It existing view from existing development represents many of the comments received to Oast Houses at farm complex. through the consultation process. It is a preliminary design sketch only and is subject to information available at the time. It Ensure good access to open countryside beyond the development site to the west. is not subject to measured survey, legal, structural, soil investigation, utilities survey, daylight/sunlight, topographical, mechanical and electrical, highways and access rights Policy H4 Illustrative design and planning principles for development of land west of the village. surveys, or planning permissions.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
POLICY H5* DEVELOP LAND AT FISHERS FARM FOR UP TO 400 HOUSING UNITS SUBJECT TO THE FOLLOWING PLANNING AND DESIGN CRITERIA: 1) Developers must provide an overall site master plan that shows a robust long term plan demonstrating how the land within the red line allocation can be linked to Sweetlands/Pile Lane and the wider countryside to the east of Staplehurst. 2) Design details of a connected series of streets across the development will be required, showing how the whole site can be successfully connected to the existing network at Headcorn Road and Sweetlands/Pile Lane. / 55 3) Proposals must demonstrate how new developments can be successfully integrated with the existing village while respecting the privacy, well-being and quality of life of residents currently living on the eastern edge of Staplehurst. Specific attention is needed with regard to points of access and existing views of open countryside.
Policy H4 Location of the land for housing at Hen and Duckhurst Farm.
* Link to Maidstone Borough Local Plan Preparation (Regulation 18) 2014 Appendix A Housing Allocations H1(37) - Fishers Farm, Fishers Road, Staplehurst.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
4) The masterplan should include a green Policy Supporting Text infrastructure strategy, which designates sufficient space within the site to meet obligations linked 13.23 This is the larger of the two housing allocations. As with the smaller to ecological requirements, such as retention of allocation to the west, development here must be complementary to the adjacent mature hedgerows and trees and the creation of existing housing. It needs to be sensitive of the current situation while also wetland habitats, linked to a SuDS implementation successfully integrating with the wider village. plan. Space should also be designated for informal recreation and children’s play as part of the green 13.24 Access from the south via the Headcorn Road is likely to be a main entry infrastructure strategy. and exit point but due to the very restricted access opportunities via Fishers Road and Newlyn Drive/Hurst Close, a link is required to the east to connect 5) The site master plan needs to integrate positive with Sweetlands/Pile Lane. Without such a link, there is a risk that the site will be planting and recreational routes along the developed as a cul-de-sac, with a single point of access from the Headcorn Road, boundaries to help define a long term edge to the placing unnecessary pressure on the Headcorn Road and the Cuckold’s Corner village. crossroads. A feasible and tested overall concept plan for the entire housing allocation is required from the developers prior to any planning permission for the 6) The inclusion of high quality play spaces and implementation of early phases. recreational areas to be integrated into the development. 13.25 Given the relatively large size of this allocation, an overall concept plan will / 56 be required showing how different areas of character could be developed, using 7) The development makes provision for an adequate different densities and building types. For example, higher density developments sewerage connection and for the protection of could be located along the strategic routes while lower density forms could be existing sewers on the site or their diversion, in located towards the outer edges. Higher density areas within the centre of the site accordance with the requirements of Southern can be offset by careful integration of green open spaces to create greens, play Water. spaces and important social and community spaces for new and existing residents. The relatively close proximity to nearby facilities, including Jubilee Field to the 8) The layout of the proposed development should be south east and the railway station to the west, should be capitalised on with good designated to take into account the proximity of walking and cycling routes to encourage easy and safe access by non-car modes. the Staplehurst Wastewater Treatment works to the north of the site, in order to safeguard residential amenities from potential smell and pollution. How can potential negative impacts on existing adjacent residents (far left) be designed out? The edge locations mark the transition between the village and open countryside (left) and development proposals needs to acknowledge this.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
13.26 The design must creatively incorporate much of the existing ecology and landscape and should maintain well-developed green edge adjacent to Pile Lane, the dog track and the Jubilee Field.
13.27 Development in the southern part of the allocation, adjacent to the Headcorn Road should have a strong edge built, set back behind a landscape belt. This will provide a positive new edge to the village approach, combining built form with natural features. The design of this southern edge needs to create a welcoming edge to Staplehurst to those arriving from the east. Development of the northern part of the allocation should look to integrate existing farm buildings and built structures at Fishers Farm. The incorporation of older building into a new development can add character and value if delivered in an appropriate way.
13.28 It is not the role of the neighbourhood plan to provide detailed design guidance for how this site should be developed but Policy H5 provides clear advice on the design principles that must underpin any future proposals. Future planning applications must be developed through consultation with the communities that live immediately adjacent to the site and with the wider community too. A variety of drawings and reports needs to be produced that will give confidence that / 57 development can be achieved in the most effective and successful way possible.
13.29 There is a need for a historic landscape survey and historic landscape character assessment to inform the layout and master plan design and ensure important historic landscape features and heritage assets are suitably preserved and integrated into the new development. Prior to detailed designs, an appropriate archaeological assessment should be undertaken to identify any archaeological constraints or enhancements and to ensure suitable archaeological mitigation.
The development sites to both the east and west of the village should use good architecture and design to positively mark the transition between the built-up area of Staplehurst and open countryside beyond.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
KEY Illustrative Layout Policy H5
Potential new residential areas
Potential new employment areas Access to east via Couchman Green Lane to allow movement to and Open green space from the site without travelling through the village New proposed planting
Existing planting to be maintained and Ensure good access to open strengthened countryside beyond the development site to the east. Accessible countryside beyond the site development
Existing development Pedestrian and cycle links needed Potential new civic spaces to provide here between existing development positive character at street junctions and new areas of housing to integrate communities. Width of links to be Strong built edges to define the street suitable for emergency vehicles.
/ 58 Opportunity to introduce a new landmark architectural feature Edge design to respond to the needs and requirements dog Local links of existing village residents track
Strategic links Links needed to land beyond the village via Pile Lane and out towards the east NORTH factory Jubilee Field
This diagram has been prepared to provide guidance to potential developers. It Access from south via represents many of the comments received Headcorn Road, with through the consultation process. It is a welcoming gateway feature preliminary design sketch only and is subject to information available at the time. It is not subject to measured survey, legal, structural, soil investigation, utilities survey, daylight/sunlight, topographical, mechanical and electrical, highways and access rights surveys, or planning permissions. Policy H5 Illustrative design and planning principles for development of land east of the village.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
POLICY H6 PROTECT THE EXISTING EMPLOYMENT FACILITIES AT LODGE ROAD AND ENHANCE AND EXPAND THE AREA AS A MIXED-USE RESIDENTIAL AND EMPLOYMENT AREA SUBJECT TO THE FOLLOWING CRITERIA: 1) Protection of existing businesses and operations. 2) No net loss of employment floor space. 3) Developers must provide an overall site master plan to demonstrate how mixed-use residential and employment land within the red line allocation can be linked to residential land to the west and south west of the site allocation.
Policy Supporting Text / 59
13.30 There is an opportunity to expand the existing employment cluster at Lodge Road through new development immediately to the west and north of the existing industrial and employment units. New buildings here need not necessarily reflect the current building typologies but instead could be smaller-scale and more rural in their design (e.g. two or three storey courtyard schemes). These new units could also include a significant amount of residential use, such as small apartments in the upper floors. Development of this type could help form a “transition zone” between the existing employment buildings to the east and the new residential area to the west at Hen and Duckhurst Farm.
The Lodge Road employment area is a vital asset to the parish.
Policy H5 Location of the land for housing at Fishers Farm.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
Illustrative Layout Policy H6
location for multi-deck car park
EXISTING EMPLOYMENT AREA
/ 60 NEW RESIDENTIAL AREA
This plan shows an illustrative layout for the land that lies between the existing employment area and the new allocated residential area. The blocks shown in pink could be developed as rural courtyard employment areas, similar to those shown in the photographs (page 61).
This diagram has been prepared to provide guidance to potential developers. It represents many of the comments received through the consultation process. It is a preliminary design sketch only and is subject to information available at the time. It is not subject to measured survey, legal, structural, soil investigation, utilities survey, daylight/sunlight, topographical, mechanical and electrical, highways and access rights surveys, or planning permissions. Policy H6 Location of the land for employment and housing.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan
Clockwise from top left: Neighbourhood Plan Objective 12 • Ashford, Kent • Moulton St Mary, Norfolk • Parkway Farm, Dorset Support for a strong local economy with good access • Poundbury, Dorset to jobs and employment opportunities. • Hallastson, Herefordshire • Cuckfield, Sussex • Priston, Somerset 13.31 While it is recognised that Staplehurst is an important village for rail • Parkway Farm, Dorset commuters travelling to London there is also a need to strengthen and support a local economy that is not reliant on people leaving the village to work. The village already accommodates many local firms and employers in the Lodge Road industrial area and this is of great value to the local economy.
13.32 Other employment opportunities can be found in the village heart, comprising the library, primary school, Village Centre, parade of shops, youth club, health centre and church, and throughout the parish in care and nursing homes. Further investment in the parade could create more workshop or small office spaces, either above the shops or immediately behind in new courtyard-style developments. The neighbourhood plan will also support farm diversification in outlying areas of the parish, such as small-scale sensitive employment / 61 developments (e.g. courtyard schemes) and tourist accommodation.
13.33 Further new employment uses could be generated adjacent to the station as part of the investment in new public realm. It is encouraged that land to the east of the station is safeguarded for small workshop, small-scale retail or office uses. These spaces could be flexible units to help support small and emerging business, as well as existing home-workers in the parish.
/ Staplehurst Parish Council / Neighbourhood Plan / Final Plan / June 2020
14.4 General Delivery Indicators
• Development on allocated land and sites with planning permission. • Percentage of completions on previously developed land, including planning permissions implemented involving planning condition(s) for remediation. 14.5 Employment Indicators
The station and its immediate surroundings have been identified for future investment. • Changes (up or down) in the number of companies/businesses (no. of VAT registered) located in the area • Employment land lost or gained compared to other uses 14.6 Housing Indicators
• The number of dwelling completions that are provided relative to the Council’s PLAN estimated provision • Change in the total number of households • Average densities on permitted housing sites / 62 MONITORING • Affordable housing completions 14.1 Monitoring is an essential and continuous part of the plan-making process. The Staplehurst 14.7 Environmental Indicators Neighbourhood Plan will be monitored by Maidstone Borough Council to assess whether it is supporting • Levels of new open space provided, especially natural/semi-natural green space. and delivering the aims of the Local Plan strategy. • Change to number of buildings on national and local lists of buildings at risk. 14.2 The monitoring indicators identified are • The amount of open space/facility established by type relative to the standard. a mix of relevant indicators drawn from a number • The number of permissions granted and implemented for renewable and low- of sources including the National Planning Policy carbon schemes and their expected levels of generation. Framework, indicators identified in the Sustainability • The number of planning permissions granted for residential development in Appraisal of the Maidstone Borough Local Plan and flood risk areas contrary to the advice of the Environment Agency. local indicators identified in respect of key policies of • The number of developments which use sustainable drainage systems. the Maidstone Borough Local Plan. • The number of applications which do not receive approval for water supply and 14.3 The key indicators for the Staplehurst wastewater connection from the appropriate water company. Neighbourhood Plan will be on delivery of community • Waste water treatment capacity. infrastructure, employment, housing and positive • The amount of new habitat created, especially natural/semi-natural green space. environmental change. • Any monitoring undertaken of Kent Biodiversity Action Plan, including habitats created.
/ Neighbourhood Plan / Staplehurst Parish Council / June 2020 / Final Plan NEXT STEPS 15.1 This is the final version of the SUPPORTING REPORTS RELEVANT WEBLINKS neighbourhood plan. It was subject to referendum on 3rd November 2016 and was voted upon by the Referendum Plan Staplehurst Parish Council registered electors living within the Staplehurst Parish September 2016 http://www.staplehurst-pc.uk boundary. Submission Plan The Neighbourhood Planning (General) July 2015 Regulations 2012 http://www.legislation.gov.uk/uksi/2012/637/ 15.2 The neighbourhood plan was supported at referendum with 1486 votes Basic Conditions Statement contents/made (92.56%) YES votes with only 118 (7.44%) NO votes. This was on a 33.7% turnout. July 2015 Maidstone Strategic Policy Framework 2015 15.3 An earlier version of the neighbourhood plan was submitted to Maidstone Consultation Statement http://www.maidstone.gov.uk/__data/ July 2015 assets/pdf_file/0004/60907/Strategic-Policy- Borough Council in August 2015 and was subsequently approved by an Framework.pdf. independent examiner on 2nd August 2016, subject to various modifications. These Exhibition Posters November 2014 Maidstone Strategic Housing Market modifications have since been enabled. The examiner said that it was “... evident / 63 Assessment Final Report January 2014 that a considerable amount of time and effort has been committed to the development Regulation 14 Plan http://www.maidstone.gov.uk/__data/assets/ and production of this plan and I commend all those who have been involved. It June 2014 pdf_file/0007/44656/Strategic-Housing- should prove to be a useful tool for future planning and change in Staplehurst over the Market-Assessment-2014.pdf Exhibition Posters coming years”. June 2014 Maidstone Borough Local Plan (Regulation 18) Consultation 2014 15.4 The plan was updated with minor revisions in June 2020. Exhibition Slide Show http://dynamic.maidstone.gov.uk/pdf/ June 2014 Local%20Plan%20Regulation%2018.pdf
15.5 Parish contacts for further information: Results of the Questionnaire Maidstone Borough Conservation Areas March 2014 http://www.maidstone.gov.uk/business/ • Miss Nicola Ideson, Clerk to the Parish Council planning/landscape,-heritage-and-design/ Exhibition Posters conservation-areas • Mr. Paddy Riordan, Chairman of Staplehurst Parish Council January 2014
The Parish Office, Village Centre, High Street, Staplehurst, Kent, TN12 0BJ. Results of the Three Day Design Forum October 2013
Results of the Village Visioning Event September 2013
/ Staplehurst Parish Council / Neighbourhood Plan [ BLANK PAGE ] STAPLEHURST NEIGHBOURHOOD PLAN FINAL PLAN Made 7th December 2016 Updated June 2020
This plan has been prepared by: Staplehurst Parish Council, The Parish Office, Village Centre, High Street, Staplehurst, Kent, TN12 0BJ.
Digital copies of this document can be downloaded from: www.staplehurst-pc.uk www.maidstone.gov.uk
Staplehurst Parish Council